2-Family Duplex with
For Sale
$950,000
Pending
180 Leyden St, Boston, MA 02128
Updated kitchens and baths complement hardwood floors and multi-level living areas.
Property Size2,016 SF
Days on Market163
Property Features for 180 Leyden St
General Information
Standard status
Pending
Size
2,016 SF
Property subtype
Residential Income
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,025
Amenities
hardwood floors
updated kitchens
updated baths
deck
patio
Building Details
Buildings
1
Listing Agency:
Century 21 Mario Real Estate
(978) 375-5049
Listed By:
Thomas Mario · License #9517545
(978) 375-5049
Source:
Exprealty
Added: Mar 24
Changed: Aug 30
Last Checked: Aug 31 at 6:51PM
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 Century 21 Mario Real Estate
Investment Insights
Based on property information with market context.
This 2,016-square-foot duplex contains two residential units with hardwood flooring, updated kitchens and baths, and bright living areas. The upper-level unit extends across multiple floors and includes four bedrooms, along with separate living and dining spaces. Improvements include a contemporary kitchen with gray cabinetry, sleek countertops, and recessed lighting.
Outdoor amenities include a rear deck and hardscaped patio, providing dedicated space for dining or recreation. The property is at 180 Leyden St in Boston’s East Boston area, near public transportation, Constitution Beach, parks, restaurants, and major routes.
Outdoor amenities include a rear deck and hardscaped patio, providing dedicated space for dining or recreation. The property is at 180 Leyden St in Boston’s East Boston area, near public transportation, Constitution Beach, parks, restaurants, and major routes.
Key Highlights
- 2,016‑square‑foot duplex configured as two residential units
- Upper‑level unit includes 4 bedrooms across multiple floors
- Updated kitchens and baths throughout the property
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
$50,943
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
5.36%
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%
$1,018,860
$1.0M
Cap Rate 7%
$727,757
$727.8K
Cap Rate 9%
$566,033
$566.0K
Market Conditions
NOI Build-Up for 2,016 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
$76.2K $37.80/SF
− Vacancy
−$3.4K −$1.70/SF
EGI
$72.8K $36.10/SF
− OpEx
−$21.8K −$10.83/SF
NOI
$50.9K $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%
$1,018,860
Cap Rate 7%
$727,757
Cap Rate 9%
$566,033
Alternative Uses
Best Use
Multifamily LT 5
$727.8K
$636.8K – $849.1K
NOI $50,943 @ 7.0% cap · market cap 5.36%
Second Best
Apartment 5plus
$676.6K
$592.0K – $789.3K
NOI $47,360 @ 7.0% cap · market cap 4.99%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,671 @ 7.0% cap · market cap 11.12%
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
576
Businesses Nearby
Explore this area
Business Placement
Demographics for 02128, MA
43,066
Population
19,124
Households
2.3
Avg Household Size
33
Median Age
38%
College-Educated
77%
High-School Grad
5.0 sq mi
ZIP Area
8,613
Density / Sq Mi
$92,079
Median Household Income
$48,549
Median Earnings
$2,009
Median Rent
$680,000
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?
Duplex - Updated kitchens and baths complement hardwood floors and multi-level living areas.
Where is this duplex located?
The property is located at 180 Leyden St Boston, MA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 2,016‑square‑foot duplex configured as two residential units; Upper‑level unit includes 4 bedrooms across multiple floors; Updated kitchens and baths throughout the property
