Two-Family Home with Off-Street
For Sale
$1,049,000
21 Bradwood Street, Boston, MA 02131
Duplex with separate laundry hookups, hardwood floors, porches, and a maintained yard near Roslindale and West Roxbury amenities.
Property Size2,077 SF
Price / SF$505.06
Days on Market8
Property Features for 21 Bradwood Street
General Information
Standard status
Active
Size
2,077 SF
Total Parking Spaces
4
Property subtype
Multi-family
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
washer/dryer hookups
porches
yard
Building Details
Year Built
1922
Listing Agency:
Insight Realty Group,Inc
Listed By:
Rachael Kulik
(617) 394-8648
Source:
Unitboston
Added: Aug 4
Changed: Aug 11
Last Checked: Aug 11 at 9:59AM
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 Insight Realty Group,Inc
Investment Insights
Based on property information with market context.
This 1922 duplex contains 2,077 square feet across two residential units, with 5 bedrooms in total: 3 in Unit 2 and 2 in Unit 1. Both units offer living and dining areas, updated kitchens with large pantries, full bathrooms with tubs and showers, original hardwood flooring, and porches. Each unit has dedicated washer and dryer hookups in the basement. The property uses oil heat, with water heaters installed in 2019 and a roof dating to 2011.
Exterior features include a maintained yard, paved driveway, and off-street parking for four vehicles, including a two-car garage. The property is positioned between Iona and Bradwood Streets, with access to amenities in Roslindale and West Roxbury, including West on Centre and Roche Bros. MBTA service and the Rosi commuter rail are also nearby. The property is being sold as-is.
Exterior features include a maintained yard, paved driveway, and off-street parking for four vehicles, including a two-car garage. The property is positioned between Iona and Bradwood Streets, with access to amenities in Roslindale and West Roxbury, including West on Centre and Roche Bros. MBTA service and the Rosi commuter rail are also nearby. The property is being sold as-is.
Key Highlights
- 2,077 SF duplex built in 1922
- Two units with 5 bedrooms total: 3 in Unit 2 and 2 in Unit 1
- Four off‑street parking spaces, including a two‑car garage
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
$52,484
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
5.00%
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%
$1,049,680
$1.0M
Cap Rate 7%
$749,771
$749.8K
Cap Rate 9%
$583,156
$583.2K
Market Conditions
NOI Build-Up for 2,077 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
$78.5K $37.80/SF
− Vacancy
−$3.5K −$1.70/SF
EGI
$75.0K $36.10/SF
− OpEx
−$22.5K −$10.83/SF
NOI
$52.5K $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%
$1,049,680
Cap Rate 7%
$749,771
Cap Rate 9%
$583,156
Alternative Uses
Best Use
Multifamily LT 5
$749.8K
$656.1K – $874.7K
NOI $52,484 @ 7.0% cap · market cap 5.00%
Second Best
Apartment 5plus
$697.0K
$609.9K – $813.2K
NOI $48,793 @ 7.0% cap · market cap 4.65%
Theoretical Best
Office A
$1.56M
$1.36M – $1.81M
NOI $108,868 @ 7.0% cap · market cap 10.38%
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
990
Businesses Nearby
Explore this area
Business Placement
Demographics for 02131, MA
30,544
Population
13,264
Households
2.3
Avg Household Size
39
Median Age
52%
College-Educated
89%
High-School Grad
2.8 sq mi
ZIP Area
10,909
Density / Sq Mi
$109,237
Median Household Income
$65,268
Median Earnings
$1,999
Median Rent
$634,200
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 - Duplex with separate laundry hookups, hardwood floors, porches, and a maintained yard near Roslindale and West Roxbury amenities.
Where is this duplex located?
The property is located at 21 Bradwood Street Boston, MA.
What is the asking price?
The asking price for this property is $1,049,000.
What are key features of this property?
This property features: 2,077 SF duplex built in 1922; Two units with 5 bedrooms total: 3 in Unit 2 and 2 in Unit 1; Four off‑street parking spaces, including a two‑car garage
