Two-Family Property with
For Sale
$975,800
Pending
118-120 Tyndale Street, Boston, MA 02131
Separate natural gas and electric utilities serve the two residential units.
Property Size2,776 SF
Days on Market200
Property Features for 118-120 Tyndale Street
General Information
Standard status
Pending
Size
2,776 SF
Total Parking Spaces
2
Property subtype
Multi-family / 2 Family
Zoning
R2
Net Operating Income
$33,600
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 4BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,961
Amenities
front and back porches
large backyard
full basement
oak hardwood floors
traditional layout
dedicated dining room
dedicated living room
dedicated pantry room
No
Hardwood
Range, Dishwasher, Refrigerator
3.0
Insulated Windows
Electric Dryer Hookup, Washer Hookup
Full, Bulkhead, Unfinished Basement
Pantry, Bathroom With Tub & Shower, Storage, Bathroom with Shower Stall, Living Room, Dining Room, Kitchen, Laundry Room
3
3.00
Level
Porch, Deck - Wood, Patio
Building Details
Year Built
1925
Tenancy
Single
Listing Agency:
Keller Williams Realty Evolution
(781) 395-5600
Listed By:
Stonehurst RE Group · License #9511141
(781) 395-5600
Source:
Compass
Added: Feb 12
Changed: Aug 31
Last Checked: Aug 31 at 3:28AM
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 Keller Williams Realty Evolution
Investment Insights
Based on property information with market context.
This 2,776-square-foot two-family property, built in 1925 and zoned R2, includes a two-bedroom, one-bath first-floor residence and a four-bedroom, two-bath second-floor residence. The lower unit is leased through October 2026, while the upper unit will be vacant at closing. Separate natural gas and electric utilities serve each unit.
The property includes front and rear porches, a wood deck, patio areas, a level backyard, and tandem off-street parking for two vehicles. Oak hardwood flooring, pantry and dining areas, laundry connections, and an unfinished full basement with bulkhead access add functional space. Located at 118-120 Tyndale Street in Boston, the property is next to Bellevue Commuter Rail and offers access to I-95 and I-128, with Roslindale Village, Arnold Arboretum, Jamaica Pond, Longwood Medical, Fenway, and Legacy Place nearby.
The property includes front and rear porches, a wood deck, patio areas, a level backyard, and tandem off-street parking for two vehicles. Oak hardwood flooring, pantry and dining areas, laundry connections, and an unfinished full basement with bulkhead access add functional space. Located at 118-120 Tyndale Street in Boston, the property is next to Bellevue Commuter Rail and offers access to I-95 and I-128, with Roslindale Village, Arnold Arboretum, Jamaica Pond, Longwood Medical, Fenway, and Legacy Place nearby.
Key Highlights
- 2,776‑square‑foot two‑family property built in 1925
- First‑floor unit has 2 bedrooms and 1 full bath; leased through October 2026
- Second‑floor unit offers 4 bedrooms and 2 full baths; vacant at closing
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
$70,148
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
7.19%
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%
$1,402,960
$1.4M
Cap Rate 7%
$1,002,114
$1.0M
Cap Rate 9%
$779,422
$779.4K
Market Conditions
NOI Build-Up for 2,776 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
$104.9K $37.80/SF
− Vacancy
−$4.7K −$1.70/SF
EGI
$100.2K $36.10/SF
− OpEx
−$30.1K −$10.83/SF
NOI
$70.1K $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%
$1,402,960
Cap Rate 7%
$1,002,114
Cap Rate 9%
$779,422
Alternative Uses
Best Use
Multifamily LT 5
$1.00M
$876.9K – $1.17M
NOI $70,148 @ 7.0% cap · market cap 7.19%
Second Best
Apartment 5plus
$931.6K
$815.2K – $1.09M
NOI $65,214 @ 7.0% cap · market cap 6.68%
Theoretical Best
Office A
$2.08M
$1.82M – $2.43M
NOI $145,507 @ 7.0% cap · market cap 14.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
829
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Separate natural gas and electric utilities serve the two residential units.
Where is this duplex located?
The property is located at 118-120 Tyndale Street Boston, MA.
What is the asking price?
The asking price for this property is $975,800.
What are key features of this property?
This property features: 2,776‑square‑foot two‑family property built in 1925; First‑floor unit has 2 bedrooms and 1 full bath; leased through October 2026; Second‑floor unit offers 4 bedrooms and 2 full baths; vacant at closing
