Adams Village Two-Family
For Sale
$899,000
Pending
140 Minot St, Boston, MA 02122
Two-family home in Adams Village, brimming with possibilities.
Property Size2,496 SF
Lot Size0.08 Acres
Days on Market266
Property Features for 140 Minot St
General Information
Standard status
Pending
Size
2,496 SF
Lot size
0.08 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$9,779
Building Details
Building Size
2,496 SF
Year Built
1905
Stories
2
Units
2
Listing Agency:
(412) 995-0091
Listed By:
Briana Brookins
(412) 995-0091
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 10
Last Checked: Aug 21 at 1:04PM
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 Briana Brookins
Investment Insights
Based on property information with market context.
Located in the heart of Adams Village, this two-family home offers an opportunity for contractors, investors, and DIY enthusiasts. The property features 5 bedrooms and 2 full baths across two spacious units. Situated steps from local restaurants, coffee shops, and neighborhood amenities, the property has been owned by the same family for many years. It offers easy street parking and proximity to public transit. The property presents the potential to renovate and hold as an income-producing investment or create an owner-occupied two-family home.
Key Highlights
- Located in the heart of sought‑after Adams Village.
- Two‑family home with 5 bedrooms and 2 full baths.
- Steps from local restaurants and coffee shops.
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
$63,072
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
7.02%
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%
$1,261,440
$1.3M
Cap Rate 7%
$901,029
$901.0K
Cap Rate 9%
$700,800
$700.8K
Market Conditions
NOI Build-Up for 2,496 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
$94.3K $37.80/SF
− Vacancy
−$4.2K −$1.70/SF
EGI
$90.1K $36.10/SF
− OpEx
−$27.0K −$10.83/SF
NOI
$63.1K $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%
$1,261,440
Cap Rate 7%
$901,029
Cap Rate 9%
$700,800
Alternative Uses
Best Use
Multifamily LT 5
$901.0K
$788.4K – $1.05M
NOI $63,072 @ 7.0% cap · market cap 7.02%
Second Best
Apartment 5plus
$837.7K
$733.0K – $977.3K
NOI $58,636 @ 7.0% cap · market cap 6.52%
Theoretical Best
Office A
$1.87M
$1.64M – $2.18M
NOI $130,830 @ 7.0% cap · market cap 14.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,018
Businesses Nearby
Explore this area
Business Placement
Demographics for 02122, MA
24,385
Population
10,039
Households
2.4
Avg Household Size
35
Median Age
38%
College-Educated
81%
High-School Grad
1.7 sq mi
ZIP Area
14,344
Density / Sq Mi
$82,945
Median Household Income
$53,897
Median Earnings
$2,052
Median Rent
$656,400
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 - Two-family home in Adams Village, brimming with possibilities.
Where is this duplex located?
The property is located at 140 Minot St Boston, MA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Located in the heart of sought‑after Adams Village.; Two‑family home with **5 bedrooms and 2 full baths**.; Steps from local restaurants and coffee shops.
