Top-Floor Income
For Sale
$465,000
1210 Vfw Pkwy, Boston, MA 02132
Two-bedroom condominium with private outdoor space, central air, and in-unit laundry in a professionally managed community.
Property Size1,072 SF
Price / SF$433.77
Days on Market156
Property Features for 1210 Vfw Pkwy
General Information
Standard status
Active
Size
1,072 SF
Property subtype
Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
1
Amenities
fireplace
private balcony
central air
in-unit laundry
Range
Dishwasher
Disposal
Microwave
Refrigerator
Washer
Dryer
Central Air
1 Fireplace
Forced Air, Natural Gas
1.0 Story
$856 Taxes
Public
Built in 1986
Building Details
Year Built
1986
Listing Agency:
Coldwell Banker Realty - Newton
(617) 969-2447
Listed By:
Jennifer LaFleur
(617) 852-6070
Source:
Donahuere
Added: Apr 3
Changed: Sep 1
Last Checked: Sep 4 at 2:03AM
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 Coldwell Banker Realty - Newton
Investment Insights
Based on property information with market context.
This top-floor condominium was built in 1986 and provides 1,072 square feet with two bedrooms and two bathrooms. The interior includes a living room with fireplace, an eat-in kitchen, and a primary bedroom with its own en-suite bath. Central air and in-unit laundry add everyday functionality, while the private balcony extends the usable living area.
The property is located at 1210 Vfw Pkwy in Boston, Massachusetts, with access to Route 95/128, area shopping and dining, commuter rail, and bus routes. The condominium is part of a professionally managed community.
The property is located at 1210 Vfw Pkwy in Boston, Massachusetts, with access to Route 95/128, area shopping and dining, commuter rail, and bus routes. The condominium is part of a professionally managed community.
Key Highlights
- Top‑floor condominium with 2 bedrooms and 2 bathrooms
- 1,072 sq ft of living area
- Private balcony and living room fireplace
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
$25,183
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
5.42%
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%
$503,660
$503.7K
Cap Rate 7%
$359,757
$359.8K
Cap Rate 9%
$279,811
$279.8K
Market Conditions
NOI Build-Up for 1,072 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
$47.6K $44.40/SF
− Vacancy
−$1.8K −$1.69/SF
EGI
$45.8K $42.71/SF
− OpEx
−$20.6K −$19.22/SF
NOI
$25.2K $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%
$503,660
Cap Rate 7%
$359,757
Cap Rate 9%
$279,811
Alternative Uses
Best Use
Apartment 5plus
$359.8K
$314.8K – $419.7K
NOI $25,183 @ 7.0% cap · market cap 5.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$802.7K
$702.4K – $936.5K
NOI $56,190 @ 7.0% cap · market cap 12.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
677
Businesses Nearby
Explore this area
Business Placement
Demographics for 02132, MA
27,111
Population
11,967
Households
2.3
Avg Household Size
44
Median Age
64%
College-Educated
95%
High-School Grad
4.9 sq mi
ZIP Area
5,533
Density / Sq Mi
$139,545
Median Household Income
$75,760
Median Earnings
$2,140
Median Rent
$714,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom condominium with private outdoor space, central air, and in-unit laundry in a professionally managed community.
Where is this residential income property located?
The property is located at 1210 Vfw Pkwy Boston, MA.
What is the asking price?
The asking price for this property is $465,000.
What are key features of this property?
This property features: Top‑floor condominium with 2 bedrooms and 2 bathrooms; 1,072 sq ft of living area; Private balcony and living room fireplace
