Two-Bedroom Residential Income
For Sale
$300,000
2089 Dorchester Ave, Boston, MA 02124
Dorchester condo near MBTA access with heat and hot water included in the condo fee.
Property Size700 SF
Price / SF$428.57
Days on Market47
Property Features for 2089 Dorchester Ave
General Information
Standard status
Active
Size
700 SF
Property subtype
Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR/1BA
Multifamily Units
1
Amenities
Range
Dishwasher
Microwave
Refrigerator
Laminate
Baseboard
1.0 Story
$3,100 Taxes
Public
Built in 1960
Building Details
Year Built
1960
Listing Agency:
Coldwell Banker Realty - Cambridge
(617) 864-4430
Listed By:
Kary Cummings
Source:
Donahuere
Added: Jul 8
Changed: Aug 12
Last Checked: Aug 23 at 2:25AM
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 Coldwell Banker Realty - Cambridge
Investment Insights
Based on property information with market context.
This 2-bedroom, 1-bath condominium offers 700 square feet of living space in a building constructed in 1960. The condo fee includes heat and hot water, providing an established residential configuration with those utilities covered through the association structure.
The property is located at 2089 Dorchester Ave in Boston, with walking access to the MBTA Red Line at Ashmont Station. Route I-93 is minutes away by car. Outdoor destinations include the Neponset River Trail and multiple beaches within less than two miles, while Yellow Door Taqueria and Tavolo are nearby dining options.
The property is located at 2089 Dorchester Ave in Boston, with walking access to the MBTA Red Line at Ashmont Station. Route I-93 is minutes away by car. Outdoor destinations include the Neponset River Trail and multiple beaches within less than two miles, while Yellow Door Taqueria and Tavolo are nearby dining options.
Key Highlights
- 2‑bedroom, 1‑bath condominium with 700 sq ft of living space
- Condo fee includes heat & hot water
- Walking distance to Ashmont Station on the MBTA Red Line
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
$16,444
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
5.48%
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%
$328,880
$328.9K
Cap Rate 7%
$234,914
$234.9K
Cap Rate 9%
$182,711
$182.7K
Market Conditions
NOI Build-Up for 700 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
$31.1K $44.40/SF
− Vacancy
−$1.2K −$1.69/SF
EGI
$29.9K $42.71/SF
− OpEx
−$13.5K −$19.22/SF
NOI
$16.4K $23.49/SF
Area
Boston, MA
Vacancy
3.80%
Lease Rate
$44.40 /SF/Yr
Expense Ratio
45.00%
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%
$328,880
Cap Rate 7%
$234,914
Cap Rate 9%
$182,711
Alternative Uses
Best Use
Apartment 5plus
$234.9K
$205.6K – $274.1K
NOI $16,444 @ 7.0% cap · market cap 5.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$524.2K
$458.6K – $611.5K
NOI $36,691 @ 7.0% cap · market cap 12.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,226
Businesses Nearby
Explore this area
Business Placement
Demographics for 02124, MA
50,972
Population
21,264
Households
2.4
Avg Household Size
36
Median Age
31%
College-Educated
85%
High-School Grad
3.0 sq mi
ZIP Area
16,991
Density / Sq Mi
$79,168
Median Household Income
$43,483
Median Earnings
$1,783
Median Rent
$607,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Dorchester condo near MBTA access with heat and hot water included in the condo fee.
Where is this residential income property located?
The property is located at 2089 Dorchester Ave Boston, MA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 2‑bedroom, 1‑bath condominium with 700 sq ft of living space; Condo fee includes heat & hot water; Walking distance to Ashmont Station on the MBTA Red Line
