Seven-Bedroom Duplex With
For Sale
$999,000
108 Cass St, Boston, MA 02132
Two units feature updated appliances, in-unit laundry, and off-street parking.
Property Size2,764 SF
Price / SF$361.43
Days on Market85
Property Features for 108 Cass St
General Information
Standard status
Active
Size
2,764 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Zoning
R2
Net Operating Income
$59,400
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,634
Amenities
in-unit laundry
Building Details
Building Size
2,764 SF
Year Built
1900
Buildings
1
Stories
3
Listing Agency:
www.HomeZu.com
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 10
Changed: Sep 2
Last Checked: Sep 1 at 3:17PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of www.HomeZu.com
Investment Insights
Based on property information with market context.
This R2-zoned duplex contains two residential units and 2,764 square feet of building area. The property includes seven bedrooms, updated appliances in both units, and in-unit laundry. Off-street parking adds a practical feature for occupants, while the building dates to 1900.
Located at 108 Cass St in Boston’s West Roxbury area, the property offers access to public transit and downtown Boston. The VA Medical Center, Roxbury Latin School, and Trader Joe’s are identified nearby in the property information.
Located at 108 Cass St in Boston’s West Roxbury area, the property offers access to public transit and downtown Boston. The VA Medical Center, Roxbury Latin School, and Trader Joe’s are identified nearby in the property information.
Key Highlights
- Two‑unit duplex with seven bedrooms
- 2,764 square feet of building area
- R2 zoning
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$69,844
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.99%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,396,880
$1.4M
Cap Rate 7%
$997,771
$997.8K
Cap Rate 9%
$776,044
$776.0K
Market Conditions
NOI Build-Up for 2,764 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$104.5K $37.80/SF
− Vacancy
−$4.7K −$1.70/SF
EGI
$99.8K $36.10/SF
− OpEx
−$29.9K −$10.83/SF
NOI
$69.8K $25.27/SF
Area
Boston, MA
Vacancy
4.50%
Lease Rate
$37.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,396,880
Cap Rate 7%
$997,771
Cap Rate 9%
$776,044
Alternative Uses
Best Use
Multifamily LT 5
$997.8K
$873.1K – $1.16M
NOI $69,844 @ 7.0% cap · market cap 6.99%
Second Best
Apartment 5plus
$927.6K
$811.7K – $1.08M
NOI $64,932 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$2.07M
$1.81M – $2.41M
NOI $144,878 @ 7.0% cap · market cap 14.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
929
Businesses Nearby
Explore this area
Business Placement
Demographics for 02132, MA
27,111
Population
11,967
Households
2.3
Avg Household Size
44
Median Age
64%
College-Educated
95%
High-School Grad
4.9 sq mi
ZIP Area
5,533
Density / Sq Mi
$139,545
Median Household Income
$75,760
Median Earnings
$2,140
Median Rent
$714,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two units feature updated appliances, in-unit laundry, and off-street parking.
Where is this duplex located?
The property is located at 108 Cass St Boston, MA.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Two‑unit duplex with seven bedrooms; 2,764 square feet of building area; R2 zoning
