Two-Family Residential Income
For Sale
$929,000
Pending
11-13 Brookfield St, Boston, MA 02131
Two separate units are offered vacant, with 2 bedrooms in Unit 1 and a two-floor 3-bedroom layout in Unit 2.
Property Size2,433 SF
Days on Market73
Property Features for 11-13 Brookfield St
General Information
Standard status
Pending
Size
2,433 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
R2
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,389
Amenities
Park, Golf
Zoned
Full, Walk-Out Access, Concrete
Gas Water Heater
Paved, Off Street
Building Details
Building Size
2,433 SF
Year Built
1900
Stories
3
Tenancy
Multi
Listed By:
The stevedoug.com Team
(617) 212-9598
Source:
Evrealestate
Added: Jun 25
Changed: Aug 24
Last Checked: Aug 4 at 2:46AM
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 The stevedoug.com Team
Investment Insights
Based on property information with market context.
This large two-family residential income property features two separate units with distinct bedroom configurations. Unit 1 offers 2 bedrooms, while Unit 2 provides 3 bedrooms and includes two floors of living space. The enclosed rear porches offer usable three-season space, and the corner-lot positioning brings natural light into the living and dining rooms.
Set on a corner lot, the property includes a fenced backyard described as Beacon Hill style, providing an outdoor area for everyday use. Public remarks also note proximity to Peter’s Hill and walkable access to commuter rail and village shops and restaurants.
Both units will be delivered vacant, offering a straightforward scenario for an owner-occupant or investor to take possession with flexibility for leasing or personal use.
Set on a corner lot, the property includes a fenced backyard described as Beacon Hill style, providing an outdoor area for everyday use. Public remarks also note proximity to Peter’s Hill and walkable access to commuter rail and village shops and restaurants.
Both units will be delivered vacant, offering a straightforward scenario for an owner-occupant or investor to take possession with flexibility for leasing or personal use.
Key Highlights
- Two‑family home built in 1900 with separate vacant delivery of both units
- Unit 1 features 2 bedrooms
- Unit 2 offers a 3‑bedroom layout with two floors of living space
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
$61,480
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
6.62%
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%
$1,229,600
$1.2M
Cap Rate 7%
$878,286
$878.3K
Cap Rate 9%
$683,111
$683.1K
Market Conditions
NOI Build-Up for 2,433 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
$92.0K $37.80/SF
− Vacancy
−$4.1K −$1.70/SF
EGI
$87.8K $36.10/SF
− OpEx
−$26.3K −$10.83/SF
NOI
$61.5K $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%
$1,229,600
Cap Rate 7%
$878,286
Cap Rate 9%
$683,111
Alternative Uses
Best Use
Multifamily LT 5
$878.3K
$768.5K – $1.02M
NOI $61,480 @ 7.0% cap · market cap 6.62%
Second Best
Apartment 5plus
$816.5K
$714.5K – $952.6K
NOI $57,156 @ 7.0% cap · market cap 6.15%
Theoretical Best
Office A
$1.82M
$1.59M – $2.13M
NOI $127,528 @ 7.0% cap · market cap 13.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,118
Businesses Nearby
Explore this area
Business Placement
Demographics for 02131, MA
30,544
Population
13,264
Households
2.3
Avg Household Size
39
Median Age
52%
College-Educated
89%
High-School Grad
2.8 sq mi
ZIP Area
10,909
Density / Sq Mi
$109,237
Median Household Income
$65,268
Median Earnings
$1,999
Median Rent
$634,200
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 separate units are offered vacant, with 2 bedrooms in Unit 1 and a two-floor 3-bedroom layout in Unit 2.
Where is this duplex located?
The property is located at 11-13 Brookfield St Boston, MA.
What is the asking price?
The asking price for this property is $929,000.
What are key features of this property?
This property features: Two‑family home built in 1900 with separate vacant delivery of both units; Unit 1 features 2 bedrooms; Unit 2 offers a 3‑bedroom layout with two floors of living space
