Two-Bedroom Residential Income
For Sale
$520,000
11 Vinal St, Boston, MA 02135
Second-floor condo offers southern exposure, a covered porch, and a private enclosed porch off the primary bedroom.
Property Size892 SF
Price / SF$582.96
Days on Market44
Property Features for 11 Vinal St
General Information
Standard status
Active
Size
892 SF
Property subtype
Apartment
Units
Unit Mix
1 x 2-bedroom
Multifamily Units
1
Amenities
covered porch
decorative fireplace
private enclosed porch
Range
Dishwasher
Disposal
Refrigerator
Window Unit(s)
1 Fireplace
Hardwood
Baseboard
3.0 Stories
$6,078 Taxes
Public
Built in 1924
Building Details
Year Built
1924
Listing Agency:
William Raveis R.E. & Home Services
(617) 964-1850
Listed By:
O & C Homes Team
Source:
Donahuere
Added: Jul 8
Changed: Aug 9
Last Checked: Aug 20 at 4:02AM
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 William Raveis R.E. & Home Services
Investment Insights
Based on property information with market context.
This 892-square-foot, two-bedroom condominium occupies the second floor of a 1924 building. The layout begins with a foyer and includes an eat-in kitchen equipped with a gas stove and dishwasher, plus a living room with extensive window coverage and a decorative fireplace. The primary bedroom provides two closets and access to its own enclosed porch.
The unit is positioned away from the street, while the kitchen, living room, and covered porch receive southern exposure. The building is majority owner-occupied. The property is located at 11 Vinal St in Brighton, Boston, Massachusetts.
The unit is positioned away from the street, while the kitchen, living room, and covered porch receive southern exposure. The building is majority owner-occupied. The property is located at 11 Vinal St in Brighton, Boston, Massachusetts.
Key Highlights
- 892‑square‑foot two‑bedroom condominium in a 1924 building
- Second‑floor location positioned away from the street
- Eat‑in kitchen with gas stove and dishwasher
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
$20,955
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
4.03%
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%
$419,100
$419.1K
Cap Rate 7%
$299,357
$299.4K
Cap Rate 9%
$232,833
$232.8K
Market Conditions
NOI Build-Up for 892 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
$39.6K $44.40/SF
− Vacancy
−$1.5K −$1.69/SF
EGI
$38.1K $42.71/SF
− OpEx
−$17.1K −$19.22/SF
NOI
$21.0K $23.49/SF
Area
Boston, MA
Vacancy
3.80%
Lease Rate
$44.40 /SF/Yr
Expense Ratio
45.00%
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%
$419,100
Cap Rate 7%
$299,357
Cap Rate 9%
$232,833
Alternative Uses
Best Use
Apartment 5plus
$299.4K
$261.9K – $349.3K
NOI $20,955 @ 7.0% cap · market cap 4.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$667.9K
$584.4K – $779.3K
NOI $46,755 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
3,266
Businesses Nearby
Explore this area
Business Placement
Demographics for 02135, MA
47,232
Population
22,519
Households
2.1
Avg Household Size
29
Median Age
71%
College-Educated
93%
High-School Grad
2.6 sq mi
ZIP Area
18,166
Density / Sq Mi
$88,208
Median Household Income
$57,124
Median Earnings
$2,179
Median Rent
$684,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Second-floor condo offers southern exposure, a covered porch, and a private enclosed porch off the primary bedroom.
Where is this residential income property located?
The property is located at 11 Vinal St Boston, MA.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: 892‑square‑foot two‑bedroom condominium in a 1924 building; Second‑floor location positioned away from the street; Eat‑in kitchen with gas stove and dishwasher
