Three-Level
New
For Sale
$949,000
190 Pleasant St, Winthrop, MA 02152
Residential Income, Winthrop, MA
Property Size4,251 SF
Lot Size0.21 Acres
Price / SF$223.24
Days on Market2
Property Features for 190 Pleasant St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 4, Bedroom 1, Bathroom 4, Bathroom 3, Bedroom 2
Parking
8
Directions
USE GPS
Standard status
Active
APN
M:0029 B:0123 L:0000,1421836
Size
4,251 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
10175
Building Details
Year built
1890
Floors in Building
3
Number of units
2
Listing Agency:
REMAX Andrew Realty Services · RE/MAX International
(781) 395-7676
Listed By:
John Veneziano
(617) 840-5499
Added: Sep 8
Last Checked: Sep 9 at 12:06PM
MLS# 73573129
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 190 Pleasant St in Winthrop, this two-family residence provides 4,251 square feet across three levels. The property contains 13 total rooms, seven bedrooms, two full bathrooms, and two half bathrooms, with separate units offering substantial living space. Its layout may accommodate an owner-occupant, rental operation, or multigenerational household, as described in the property information.
Built in 1890 on a 0.2111-acre lot, the home is zoned R3 and positioned near Winthrop beaches, local retail, restaurants, public transportation, and Boston. The two-unit configuration and adaptable interior provide a residential income property format with room for customization.
Built in 1890 on a 0.2111-acre lot, the home is zoned R3 and positioned near Winthrop beaches, local retail, restaurants, public transportation, and Boston. The two-unit configuration and adaptable interior provide a residential income property format with room for customization.
Key Highlights
- Two‑family residence with 4,251 square feet across three levels
- 13 total rooms with seven bedrooms
- Two full bathrooms and two half bathrooms
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
$80,987
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
8.53%
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%
$1,619,740
$1.6M
Cap Rate 7%
$1,156,957
$1.2M
Cap Rate 9%
$899,856
$899.9K
Market Conditions
NOI Build-Up for 4,251 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
$122.4K $28.80/SF
− Vacancy
−$6.7K −$1.58/SF
EGI
$115.7K $27.22/SF
− OpEx
−$34.7K −$8.16/SF
NOI
$81.0K $19.05/SF
Area
Suffolk County, MA
Vacancy
5.50%
Lease Rate
$28.80 /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%
$1,619,740
Cap Rate 7%
$1,156,957
Cap Rate 9%
$899,856
Alternative Uses
Best Use
Multifamily LT 5
$1.16M
$1.01M – $1.35M
NOI $80,987 @ 7.0% cap · market cap 8.53%
Second Best
Apartment 5plus
$1.05M
$923.1K – $1.23M
NOI $73,845 @ 7.0% cap · market cap 7.78%
Theoretical Best
Office A
$2.52M
$2.20M – $2.94M
NOI $176,160 @ 7.0% cap · market cap 18.56%
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
581
Businesses Nearby
Explore this area
Business Placement
Demographics for 02152, MA
19,316
Population
8,467
Households
2.3
Avg Household Size
44
Median Age
43%
College-Educated
95%
High-School Grad
1.7 sq mi
ZIP Area
11,362
Density / Sq Mi
$106,357
Median Household Income
$68,062
Median Earnings
$1,909
Median Rent
$606,900
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-family property with flexible living arrangements and access to beaches, shops, dining, transit, and Boston.
Where is this duplex located?
The property is located at 190 Pleasant St Winthrop, MA.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Two‑family residence with 4,251 square feet across three levels; 13 total rooms with seven bedrooms; Two full bathrooms and two half bathrooms
