Two-Family Duplex with Solar
For Sale
$859,000
11 Stow Rd, Boston, MA 02126
Duplex featuring separate utilities, off-street parking, solar power, and a newly installed engineered wood deck.
Property Size1,671 SF
Price / SF$514.06
Days on Market39
Property Features for 11 Stow Rd
General Information
Standard status
Active
Size
1,671 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Amenities
deck
solar power
off-street parking
Building Details
Year Built
1958
Listing Agency:
Hilton Realty, Inc.
(617) 651-2295
Listed By:
Meichelle Ferguson · License #9522614
Source:
Billskerry
Added: Jul 25
Changed: Aug 31
Last Checked: Aug 30 at 8:06PM
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 Hilton Realty, Inc.
Investment Insights
Based on property information with market context.
This 1,671 SF duplex, built in 1958, offers a two-family configuration with a spacious layout and separate utility systems. Recent improvements include a new engineered wood deck, while solar power and off-street parking add practical features for occupants. The property is positioned at 11 Stow Road in Boston’s West Lower Mills area, on a side street near RT 203 and Morton Street. Ashmont Station, hospitals, restaurants, and the Neponset River are also identified nearby. RT 93 is approximately a 9-minute drive away. The combination of a two-unit layout, dedicated utilities, parking, and updated exterior improvements supports both owner-occupant and income-property use as described by the asset’s configuration.
Key Highlights
- Two‑family duplex with 1,671 SF of property size
- Separate utility systems for the two‑family configuration
- Solar power installed at the property
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
$42,225
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
4.92%
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%
$844,500
$844.5K
Cap Rate 7%
$603,214
$603.2K
Cap Rate 9%
$469,167
$469.2K
Market Conditions
NOI Build-Up for 1,671 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
$63.2K $37.80/SF
− Vacancy
−$2.8K −$1.70/SF
EGI
$60.3K $36.10/SF
− OpEx
−$18.1K −$10.83/SF
NOI
$42.2K $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%
$844,500
Cap Rate 7%
$603,214
Cap Rate 9%
$469,167
Alternative Uses
Best Use
Multifamily LT 5
$603.2K
$527.8K – $703.8K
NOI $42,225 @ 7.0% cap · market cap 4.92%
Second Best
Apartment 5plus
$560.8K
$490.7K – $654.3K
NOI $39,255 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,587 @ 7.0% cap · market cap 10.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
912
Businesses Nearby
Explore this area
Business Placement
Demographics for 02126, MA
22,734
Population
9,617
Households
2.4
Avg Household Size
38
Median Age
24%
College-Educated
87%
High-School Grad
1.8 sq mi
ZIP Area
12,630
Density / Sq Mi
$67,206
Median Household Income
$42,397
Median Earnings
$1,659
Median Rent
$515,000
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 - Duplex featuring separate utilities, off-street parking, solar power, and a newly installed engineered wood deck.
Where is this duplex located?
The property is located at 11 Stow Rd Boston, MA.
What is the asking price?
The asking price for this property is $859,000.
What are key features of this property?
This property features: Two‑family duplex with 1,671 SF of property size; Separate utility systems for the two‑family configuration; Solar power installed at the property
