Two-Family Residential Income
196-196A Hamilton St Boston, MA 02122
For Sale
$1,119,000
Vacant two-family at 196 Hamilton St with a finished basement, private balcony, and direct access from Unit 1.
Property Size4,167 SF
Price / SF$268.54
Days on Market34
Property Features for 196-196A Hamilton St
General Information
- Standard status
- Active
- Size
- 4,167 SF
- Property subtype
- Multi-Family
Building Details
- Year Built
- 1915
Listing Agency:
Real Broker MA, LLC
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 24
Changed: Jul 24
Last Checked: Jul 26 at 3:33AM
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 Real Broker MA, LLC
Investment Insights
Based on property information with market context.
A 2-family residential income property at 196 Hamilton St, offered with both units delivered vacant. Unit 1 features hardwood floors, formal living and dining rooms, and a modern kitchen with stainless steel appliances. Unit 1 also offers direct access to a fully finished basement containing a variety of additional rooms, including a wet bar with a wine closet and a full bathroom.
Unit 2 is a bi-level penthouse spanning the top two floors and includes multiple rooms with flexible living space. The layout also includes a private balcony and a dedicated office space.
Outside, there is a garden area for growing fresh vegetables and a back yard space suitable for cookouts. For access, a 24-hour notification is required for all showings. An open house is scheduled for Sunday 7/12 from 12:00 PM to 1:00 PM.
Unit 2 is a bi-level penthouse spanning the top two floors and includes multiple rooms with flexible living space. The layout also includes a private balcony and a dedicated office space.
Outside, there is a garden area for growing fresh vegetables and a back yard space suitable for cookouts. For access, a 24-hour notification is required for all showings. An open house is scheduled for Sunday 7/12 from 12:00 PM to 1:00 PM.
Key Highlights
- Vacant 2‑family at 196 Hamilton St, delivered 100% vacant and ready for an investor or owner‑occupant
- Year built 1915 with Unit 1 offering hardwood floors, formal living/dining rooms, and a modern kitchen with stainless steel appliances
- Unit 1 includes direct access to a fully finished basement with multiple rooms, a wet bar with wine closet, and a full bathroom
Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $185.0k | $44.40 |
| − Vacancy | −$7.0k | −$1.69 |
| EGI | $178.0k | $42.71 |
| − OpEx | −$80.1k | −$19.22 |
| NOI | $97.9k | $23.49 |
4,167 SF · lease $44.40/SF/yr · vacancy 3.80% · expense 45.00%
Alternative Uses
Best Use
Multifamily LT 5
$1.50M
$1.32M – $1.75M
NOI $105,297 @ 7.0% cap · market cap 9.41%
Second Best
Apartment 5plus
$1.40M
$1.22M – $1.63M
NOI $97,891 @ 7.0% cap · market cap 8.75%
Theoretical Best
Office A
$3.12M
$2.73M – $3.64M
NOI $218,417 @ 7.0% cap · market cap 19.52%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
FAQs
What type of property is this?
Duplex - Vacant two-family at 196 Hamilton St with a finished basement, private balcony, and direct access from Unit 1.
Where is this duplex located?
The property is located at 196-196A Hamilton St Boston, MA.
What is the asking price?
The asking price for this property is $1,119,000.
What are key features of this property?
This property features: Vacant 2‑family at 196 Hamilton St, delivered 100% vacant and ready for an investor or owner‑occupant; Year built 1915 with Unit 1 offering hardwood floors, formal living/dining rooms, and a modern kitchen with stainless steel appliances; Unit 1 includes direct access to a fully finished basement with multiple rooms, a wet bar with wine closet, and a full bathroom
