Four-Unit Residential Income
For Sale
$1,450,000
Pending
258-260 Cypress, Brookline, MA 02445
Two-building setup includes updated 3-unit front building and a separate 2-bedroom house with two levels.
Property Size3,036 SF
Days on Market32
Property Features for 258-260 Cypress
General Information
Standard status
Pending
Size
3,036 SF
Total Parking Spaces
2
Property subtype
Multifamily
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$13,935
Building Details
Building Size
3,036 SF
Year Built
1900
Tenancy
Multi
Listing Agency:
Jacob Realty, LLC
(413) 786-0584
Listed By:
Christos Salpoglou · License #452508574
Source:
Classifiedrealtygroup
Added: Jul 25
Changed: Aug 23
Last Checked: Aug 19 at 4:59AM
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 Jacob Realty, LLC
Investment Insights
Based on property information with market context.
This four-unit residential income property features a front multi-family building and a separate rear standalone house. The front building consists of three units: two two-bedroom units and one one-bedroom unit. Public remarks indicate updates completed within each unit, including newer appliances, updated flooring, and washer/dryer combo units. Each unit also has gas cooking and gas heating.
Behind the front building is a standalone two-bedroom house with two levels of living space. The downstairs area includes a living room with hardwood floors and a spacious eat-in kitchen. Upstairs are two bedrooms with skylights and a full bath. Between the buildings, there is a paved driveway with room for two-car parking.
The property is offered for sale and is located at 258–260 Cypress in Brookline, Massachusetts.
Behind the front building is a standalone two-bedroom house with two levels of living space. The downstairs area includes a living room with hardwood floors and a spacious eat-in kitchen. Upstairs are two bedrooms with skylights and a full bath. Between the buildings, there is a paved driveway with room for two-car parking.
The property is offered for sale and is located at 258–260 Cypress in Brookline, Massachusetts.
Key Highlights
- Two‑building setup: updated 3‑unit front building plus a separate 2‑bedroom house with two levels
- Front building unit mix: 2 two‑bedroom units and 1 one‑bedroom unit
- Multiple unit updates include newer appliances, updated flooring, and washer/dryer combo units in each unit
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
$64,243
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
4.43%
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%
$1,284,860
$1.3M
Cap Rate 7%
$917,757
$917.8K
Cap Rate 9%
$713,811
$713.8K
Market Conditions
NOI Build-Up for 3,036 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
$96.5K $31.80/SF
− Vacancy
−$4.8K −$1.57/SF
EGI
$91.8K $30.23/SF
− OpEx
−$27.5K −$9.07/SF
NOI
$64.2K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$1,284,860
Cap Rate 7%
$917,757
Cap Rate 9%
$713,811
Alternative Uses
Best Use
Multifamily LT 5
$917.8K
$803.0K – $1.07M
NOI $64,243 @ 7.0% cap · market cap 4.43%
Second Best
Apartment 5plus
$862.9K
$755.1K – $1.01M
NOI $60,406 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$1.80M
$1.57M – $2.10M
NOI $125,811 @ 7.0% cap · market cap 8.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,633
Businesses Nearby
Explore this area
Business Placement
Demographics for 02445, MA
22,499
Population
10,016
Households
2.2
Avg Household Size
36
Median Age
86%
College-Educated
98%
High-School Grad
2.6 sq mi
ZIP Area
8,653
Density / Sq Mi
$145,878
Median Household Income
$76,514
Median Earnings
$2,779
Median Rent
$1,218,000
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?
Quadplex - Two-building setup includes updated 3-unit front building and a separate 2-bedroom house with two levels.
Where is this quadplex located?
The property is located at 258-260 Cypress Brookline, MA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Two‑building setup: updated 3‑unit front building plus a separate 2‑bedroom house with two levels; Front building unit mix: 2 two‑bedroom units and 1 one‑bedroom unit; Multiple unit updates include newer appliances, updated flooring, and washer/dryer combo units in each unit
