Updated Duplex with Fenced
New
For Sale
$975,000
70-72 Wrentham St, Boston, MA 02124
Two residences combine classic details with updated kitchens, laundry features, and a fenced outdoor area.
Property Size2,337 SF
Price / SF$417.20
Days on Market5
Property Features for 70-72 Wrentham St
General Information
Standard status
Active
Size
2,337 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/2BA
Multifamily Units
2
Amenities
fully fenced yard
in-unit laundry
sunroom
Building Details
Year Built
1900
Buildings
1
Stories
3
Listing Agency:
Berkshire Hathaway HomeServices Warren Residential
Listed By:
Gretchen Devine
(413) 205-9305
Source:
Gooddeedsrealtypartners
Added: Aug 29
Changed: Aug 31
Last Checked: Sep 1 at 9:07PM
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 Berkshire Hathaway HomeServices Warren Residential
Investment Insights
Based on property information with market context.
Built in 1900, this 2,337-square-foot duplex spans three levels and contains two separate residences. Original character includes hardwood flooring and high ceilings, while both units feature updated kitchens. The property also includes a fully fenced yard and abuts the Lydon Community Garden.
Unit 1 has 2 bedrooms, 1 full bath, granite countertops, extensive cabinetry and storage, modern appliances, fresh paint, and a lower-level washer/dryer hookup. Unit 2 provides 3 bedrooms, 2 full baths, an updated kitchen with granite counters and abundant cabinetry, in-unit laundry, a dedicated office area, and a sunroom.
Located at 70-72 Wrentham Street in Boston, the property is positioned in the Adams Village area of Dorchester. Its two-unit layout, outdoor space, and combination of historic details with modern improvements support both residential occupancy and income-producing use.
Unit 1 has 2 bedrooms, 1 full bath, granite countertops, extensive cabinetry and storage, modern appliances, fresh paint, and a lower-level washer/dryer hookup. Unit 2 provides 3 bedrooms, 2 full baths, an updated kitchen with granite counters and abundant cabinetry, in-unit laundry, a dedicated office area, and a sunroom.
Located at 70-72 Wrentham Street in Boston, the property is positioned in the Adams Village area of Dorchester. Its two-unit layout, outdoor space, and combination of historic details with modern improvements support both residential occupancy and income-producing use.
Key Highlights
- Two‑unit duplex with 2,337 SF across three levels
- Unit 1 includes 2 bedrooms, 1 full bath, granite kitchen, storage, and washer/dryer hookup
- Unit 2 offers 3 bedrooms, 2 full baths, office area, sunroom, and in‑unit laundry
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
$59,054
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
6.06%
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%
$1,181,080
$1.2M
Cap Rate 7%
$843,629
$843.6K
Cap Rate 9%
$656,156
$656.2K
Market Conditions
NOI Build-Up for 2,337 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
$88.3K $37.80/SF
− Vacancy
−$4.0K −$1.70/SF
EGI
$84.4K $36.10/SF
− OpEx
−$25.3K −$10.83/SF
NOI
$59.1K $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%
$1,181,080
Cap Rate 7%
$843,629
Cap Rate 9%
$656,156
Alternative Uses
Best Use
Multifamily LT 5
$843.6K
$738.2K – $984.2K
NOI $59,054 @ 7.0% cap · market cap 6.06%
Second Best
Apartment 5plus
$784.3K
$686.3K – $915.0K
NOI $54,901 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$1.75M
$1.53M – $2.04M
NOI $122,496 @ 7.0% cap · market cap 12.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,643
Businesses Nearby
Explore this area
Business Placement
Demographics for 02124, MA
50,972
Population
21,264
Households
2.4
Avg Household Size
36
Median Age
31%
College-Educated
85%
High-School Grad
3.0 sq mi
ZIP Area
16,991
Density / Sq Mi
$79,168
Median Household Income
$43,483
Median Earnings
$1,783
Median Rent
$607,200
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 - Two residences combine classic details with updated kitchens, laundry features, and a fenced outdoor area.
Where is this duplex located?
The property is located at 70-72 Wrentham St Boston, MA.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,337 SF across three levels; Unit 1 includes 2 bedrooms, 1 full bath, granite kitchen, storage, and washer/dryer hookup; Unit 2 offers 3 bedrooms, 2 full baths, office area, sunroom, and in‑unit laundry
