Side-by-Side Two-Family
For Sale
$825,000
Pending
51-53 Archdale Road, Boston, MA 02131
Vacant side-by-side two-family with hardwood floors, two bedrooms per unit, and a paved driveway for convenient access.
Property Size1,893 SF
Days on Market41
Property Features for 51-53 Archdale Road
General Information
Standard status
Pending
Size
1,893 SF
Total Parking Spaces
2
Property subtype
Multifamily
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,804
Building Details
Building Size
1,893 SF
Year Built
1925
Listing Agency:
Keller Williams Pinnacle Central
(413) 786-0584
Listed By:
Onyekachi Nzerem · License #452508574
Source:
Classifiedrealtygroup
Added: Jul 16
Changed: Aug 24
Last Checked: Jul 25 at 2:54AM
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 Pinnacle Central
Investment Insights
Based on property information with market context.
This vacant side-by-side two-family residence is set up for straightforward use and leasing, with both units offering generous natural light and hardwood floors throughout. Each side includes a spacious living room, an eat-in kitchen, two bedrooms, and a full bath, creating a practical, repeatable layout across the property.
The home is located minutes from the Arboretum, Roslindale Village shops and dining, and the commuter rail, supporting convenient daily access for residents. A paved driveway adds ease of arrival.
The property is available and described as easy to show, with an initial open house scheduled for Sunday, July 12.
The home is located minutes from the Arboretum, Roslindale Village shops and dining, and the commuter rail, supporting convenient daily access for residents. A paved driveway adds ease of arrival.
The property is available and described as easy to show, with an initial open house scheduled for Sunday, July 12.
Key Highlights
- Side‑by‑side two‑family built in 1925, vacant and easy to show
- Each unit has 2 bedrooms, a full bath, a spacious living room, and an eat‑in kitchen
- Hardwood floors and generous natural light in both units
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
$47,835
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
5.80%
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%
$956,700
$956.7K
Cap Rate 7%
$683,357
$683.4K
Cap Rate 9%
$531,500
$531.5K
Market Conditions
NOI Build-Up for 1,893 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
$71.6K $37.80/SF
− Vacancy
−$3.2K −$1.70/SF
EGI
$68.3K $36.10/SF
− OpEx
−$20.5K −$10.83/SF
NOI
$47.8K $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%
$956,700
Cap Rate 7%
$683,357
Cap Rate 9%
$531,500
Alternative Uses
Best Use
Multifamily LT 5
$683.4K
$597.9K – $797.3K
NOI $47,835 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$635.3K
$555.9K – $741.2K
NOI $44,470 @ 7.0% cap · market cap 5.39%
Theoretical Best
Office A
$1.42M
$1.24M – $1.65M
NOI $99,223 @ 7.0% cap · market cap 12.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,304
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
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Frequently Asked Questions
What type of property is this?
Duplex - Vacant side-by-side two-family with hardwood floors, two bedrooms per unit, and a paved driveway for convenient access.
Where is this duplex located?
The property is located at 51-53 Archdale Road Boston, MA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Side‑by‑side two‑family built in 1925, vacant and easy to show; Each unit has 2 bedrooms, a full bath, a spacious living room, and an eat‑in kitchen; Hardwood floors and generous natural light in both units
