Building Details

Year Built 1935

Buildings 1

Listing Agency: Landmark Unlimited Realty

Listed By: Junior Pena Show Phone

Source: Benoitrealestate

Added: Jun 26 Changed: Oct 10 Last Checked: Oct 16 at 8:40AM

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Investment Insights

Based on property information with market context.

This 2,700-square-foot duplex, built in 1935, includes a main residence and a city-approved accessory dwelling unit in the fully finished basement. The lower-level unit has a living area, two bedrooms, one full bathroom, and a kitchen. The main house offers four to five bedrooms, depending on whether the formal dining room is retained, along with two full bathrooms.

Recent improvements include hardwood flooring, recessed lighting, and updated light fixtures. Exterior features include a wraparound yard and a two-car garage. The property is in Boston’s Lower Mills section, near the Baker Chocolate Factory, local shops, and restaurants.

Key Highlights

• City‑approved ADU in fully finished basement
• 2,700‑square‑foot duplex built in 1935
• ADU includes 2 bedrooms, 1 full bath, living area, and kitchen

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$68,227

Cap Rate

6.82%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,364,540 $1.4M

Cap Rate 7%

$974,671 $974.7K

Cap Rate 9%

$758,078 $758.1K

Is this asking price fair?

Market Conditions

NOI Build-Up for 2,700 SF

Gross rent

$102.1K $37.80/SF

− Vacancy

−$4.6K −$1.70/SF

EGI

$97.5K $36.10/SF

− OpEx

−$29.2K −$10.83/SF

NOI

$68.2K $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 Rate 5%

$1,364,540

Cap Rate 7%

$974,671

Cap Rate 9%

$758,078

Alternative Uses

Best Use

Multifamily LT 5

$974.7K

$852.8K – $1.14M (±1% cap)

NOI $68,227 @ 7.0% cap · market cap 6.82%

Second Best

Apartment 5plus

$906.1K

$792.9K – $1.06M (±1% cap)

NOI $63,429 @ 7.0% cap · market cap 6.34%

Theoretical Best

Office A

$2.02M

$1.77M – $2.36M (±1% cap)

NOI $141,523 @ 7.0% cap · market cap 14.15%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Law Firm Parking Lot & Garage Restaurant Big Box & Wholesale Store Dental Office HVAC Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

1,418

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

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

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Frequently Asked Questions

What type of property is this?

Duplex - Finished lower-level apartment, private outdoor space, and a detached two-car garage support flexible residential use.

Where is this duplex located?

The property is located at 1103 Morton Street Boston, MA.

What is the asking price?

The asking price for this property is $999,995.

What are key features of this property?

This property features: City‑approved ADU in fully finished basement; 2,700‑square‑foot duplex built in 1935; ADU includes 2 bedrooms, 1 full bath, living area, and kitchen