Two-Family Residential Income
11-13 Brookfield Street Boston, MA 02131
11-13 Brookfield Street, Boston, MA, 02131
$929,000
For Sale
$929,000
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 Market31
Property Features for 11-13 Brookfield Street
General Information
- Standard status
- Active
- Size
- 2,433 SF
- Property subtype
- Multi-family
Building Details
- Year Built
- 1900
Listing agency
LAER Realty Partners
Listed by
The stevedoug.com Team
(508) 394-6588
Source
Capecodera
Added: Jun 22 Updated: Jul 20 at 5:22PM Checked: Jul 21 at 9:10AM
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
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
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $92.0k | $37.80 |
| − Vacancy | −$4.1k | −$1.70 |
| EGI | $87.8k | $36.10 |
| − OpEx | −$26.3k | −$10.83 |
| NOI | $61.5k | $25.27 |
2,433 SF · lease $37.80/SF/yr · vacancy 4.50% · expense 30.00%
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 local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
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 Street 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
