Two-Family Residential Income
For Sale
$929,000
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
Price / SF$381.83
Days on Market111
Property Features for 11-13 Brookfield St
General Information
Standard status
Active
Size
2,433 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
LAER Realty Partners
Listed By:
The stevedoug.com Team
(617) 327-7500
Source:
Gooddeedsrealtypartners
Added: Jul 2
Changed: Oct 7
Last Checked: Oct 7 at 1:49PM
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 LAER Realty Partners
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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 / Yr
$61,480
Cap Rate
6.62%
Suggested Prices Based on Cap Rates
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
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 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.
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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
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Market
Vacancy Rate% for Multifamily in Northeast region
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
