Two-Family Residential Income
For Sale
$1,350,000
14 Bayard St, Boston, MA 02134
Two-family home with renovated units, a detached garage, and a private three-car driveway.
Property Size2,820 SF
Price / SF$478.72
Days on Market82
Property Features for 14 Bayard St
General Information
Standard status
Active
Size
2,820 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Zoning
R2
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,920
Building Details
Building Size
2,820 SF
Year Built
1890
Stories
3
Listing Agency:
Prestige Realty Experts Inc.
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 18
Changed: Sep 6
Last Checked: Sep 6 at 5:21AM
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 Prestige Realty Experts Inc.
Investment Insights
Based on property information with market context.
This two-family residence offers substantial living space and multiple renovation updates. The upper apartment spans two levels and includes formal living and dining rooms, along with a renovated kitchen and bathroom. An oversized third-floor attic adds an additional flexible area that could support an ADU concept.
The first-floor apartment features three bedrooms and its own renovated kitchen and bathroom. The property is completed with a rare detached garage and a private driveway for three cars.
Located on Bayard Street in Allston, the home is described as being on a quiet one-way street, with close access to Harvard Business School, Harvard Square, Trader Joe’s, the Mass Pike, and Storrow Drive.
The first-floor apartment features three bedrooms and its own renovated kitchen and bathroom. The property is completed with a rare detached garage and a private driveway for three cars.
Located on Bayard Street in Allston, the home is described as being on a quiet one-way street, with close access to Harvard Business School, Harvard Square, Trader Joe’s, the Mass Pike, and Storrow Drive.
Key Highlights
- 1890‑built two‑family home with renovated kitchens and bathrooms in both units
- Upstairs apartment spans two levels with formal living and dining rooms
- Renovated kitchen and bathroom in the 1st‑floor three‑bedroom apartment
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
$71,259
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
5.28%
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%
$1,425,180
$1.4M
Cap Rate 7%
$1,017,986
$1.0M
Cap Rate 9%
$791,767
$791.8K
Market Conditions
NOI Build-Up for 2,820 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
$106.6K $37.80/SF
− Vacancy
−$4.8K −$1.70/SF
EGI
$101.8K $36.10/SF
− OpEx
−$30.5K −$10.83/SF
NOI
$71.3K $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%
$1,425,180
Cap Rate 7%
$1,017,986
Cap Rate 9%
$791,767
Alternative Uses
Best Use
Multifamily LT 5
$1.02M
$890.7K – $1.19M
NOI $71,259 @ 7.0% cap · market cap 5.28%
Second Best
Apartment 5plus
$946.4K
$828.1K – $1.10M
NOI $66,248 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$2.11M
$1.85M – $2.46M
NOI $147,813 @ 7.0% cap · market cap 10.95%
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
1,868
Businesses Nearby
Explore this area
Business Placement
Demographics for 02134, MA
21,707
Population
9,027
Households
2.4
Avg Household Size
27
Median Age
76%
College-Educated
96%
High-School Grad
1.2 sq mi
ZIP Area
18,089
Density / Sq Mi
$75,317
Median Household Income
$49,275
Median Earnings
$2,269
Median Rent
$586,700
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 with renovated units, a detached garage, and a private three-car driveway.
Where is this duplex located?
The property is located at 14 Bayard St Boston, MA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 1890‑built two‑family home with renovated kitchens and bathrooms in both units; Upstairs apartment spans two levels with formal living and dining rooms; Renovated kitchen and bathroom in the 1st‑floor three‑bedroom apartment
