Duplex with Private
New
For Sale
$1,200,000
18 Franconia St, Boston, MA 02122
Two residential units include sunrooms, hardwood flooring, storage, and separate outdoor decks.
Property Size2,586 SF
Days on Market2
Property Features for 18 Franconia St
General Information
Standard status
Active
Size
2,586 SF
Total Parking Spaces
3
Property subtype
Multifamily
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,941
Building Details
Building Size
2,586 SF
Year Built
1915
Buildings
1
Listing Agency:
Collins McKinney Real Estate & Investments
Listed By:
Catherine McDermott
(617) 513-6601
Source:
Classifiedrealtygroup
Added: Sep 13
Last Checked: Sep 14 at 6:54AM
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 Collins McKinney Real Estate & Investments
Investment Insights
Based on property information with market context.
Built in 1915, this Boston duplex contains two residential units with a combined five bedrooms and two full bathrooms. Each unit includes a sunroom, eat-in kitchen, living room, dining room, hardwood floors, storage, and a private deck. A front entry opens to a foyer, while the property also provides a fenced yard and driveway parking for three vehicles.
The property is located at 18 Franconia St in Boston’s Adams Village and sits near local restaurants, coffee shops, and neighborhood amenities. Additional space may be available through the walk-up attic and partially finished basement, subject to applicable requirements.
The property is located at 18 Franconia St in Boston’s Adams Village and sits near local restaurants, coffee shops, and neighborhood amenities. Additional space may be available through the walk-up attic and partially finished basement, subject to applicable requirements.
Key Highlights
- Two‑family duplex with 5 bedrooms and 2 full baths
- Two private decks, plus a fenced yard
- Each unit includes a sunroom, eat‑in kitchen, living room, and dining room
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
$65,346
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
5.45%
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%
$1,306,920
$1.3M
Cap Rate 7%
$933,514
$933.5K
Cap Rate 9%
$726,067
$726.1K
Market Conditions
NOI Build-Up for 2,586 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
$97.8K $37.80/SF
− Vacancy
−$4.4K −$1.70/SF
EGI
$93.4K $36.10/SF
− OpEx
−$28.0K −$10.83/SF
NOI
$65.3K $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%
$1,306,920
Cap Rate 7%
$933,514
Cap Rate 9%
$726,067
Alternative Uses
Best Use
Multifamily LT 5
$933.5K
$816.8K – $1.09M
NOI $65,346 @ 7.0% cap · market cap 5.45%
Second Best
Apartment 5plus
$867.9K
$759.4K – $1.01M
NOI $60,750 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$1.94M
$1.69M – $2.26M
NOI $135,548 @ 7.0% cap · market cap 11.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,616
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units include sunrooms, hardwood flooring, storage, and separate outdoor decks.
Where is this duplex located?
The property is located at 18 Franconia St Boston, MA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two‑family duplex with 5 bedrooms and 2 full baths; Two private decks, plus a fenced yard; Each unit includes a sunroom, eat‑in kitchen, living room, and dining room
