Two-Family Residential Income
For Sale
$1,495,000
Pending
25 Weyanoke Street, Boston, MA 02124
Restored two-family with separate driveways, off-street parking, private outdoor space, and an additional abutting lot.
Property Size3,550 SF
Days on Market76
Property Features for 25 Weyanoke Street
General Information
Standard status
Pending
Size
3,550 SF
Total Parking Spaces
4
Property subtype
Multi-family / 2 Family
Zoning
RES
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,129
Amenities
private patio
deck
yard
large basement
additional abutting lot
No
Hardwood
Range, Dishwasher, Disposal, Microwave, Refrigerator, Freezer, Washer, Dryer, Wine Refrigerator
Insulated Doors
3.0
Stained Glass Window(s), Skylight(s), Insulated Windows
Full, Walk Out, Interior Access
Ceiling Fan(s), Stone/Granite/Solid Counters, Upgraded Cabinets, Bathroom With Tub & Shower, Smart Thermostat, Pantry, Bathroom with Shower Stall, Living Room, Dining Room, Kitchen, Office/Den
3
3.00
Fenced
Frame
Shingle, Rubber
Corner Lot, Level
Balcony/Deck, Fenced Yard, Porch, Deck, Patio
1 to 2 Mile To Beach
Porch, Deck, Patio
Building Details
Year Built
1864
Construction
late-Victorian
Tenancy
Multi
Listing Agency:
Compass
Listed By:
Leslie MacKinnon · License #9524063
(617) 312-0009
Source:
Compass
Added: Jun 25
Changed: Sep 8
Last Checked: Aug 7 at 2:15AM
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 Compass
Investment Insights
Based on property information with market context.
This restored two-family duplex offers two fully separate units with individual driveway access, plus a private patio, deck, yard, and a large basement. The first-floor unit features an open living/dining layout with two bedrooms and a full bath. The second unit spans two floors and includes 4+ bedrooms with two full baths, along with an updated kitchen.
The property is sited on 25 Weyanoke St, at the edge of Carruth’s Hill, with proximity described in the remarks to Adams Village and Lower Mills. The listing also cites access to the Red Line and nearby restaurants, and provides walking/transit/bike scores of 84, 74, and 59 respectively.
Additional on-site amenities include 4+ off-street parking spaces and an additional abutting lot for added outdoor space and possibilities.
The property is sited on 25 Weyanoke St, at the edge of Carruth’s Hill, with proximity described in the remarks to Adams Village and Lower Mills. The listing also cites access to the Red Line and nearby restaurants, and provides walking/transit/bike scores of 84, 74, and 59 respectively.
Additional on-site amenities include 4+ off-street parking spaces and an additional abutting lot for added outdoor space and possibilities.
Key Highlights
- 1864‑built restored two‑family with over 3,500 sq ft total living area
- Two fully separate units with two separate driveways (Weyanoke & Bushnell)
- First‑floor unit offers open living/dining, 2 bedrooms, and a full bath
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
$89,706
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
6.00%
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%
$1,794,120
$1.8M
Cap Rate 7%
$1,281,514
$1.3M
Cap Rate 9%
$996,733
$996.7K
Market Conditions
NOI Build-Up for 3,550 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
$134.2K $37.80/SF
− Vacancy
−$6.0K −$1.70/SF
EGI
$128.2K $36.10/SF
− OpEx
−$38.4K −$10.83/SF
NOI
$89.7K $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%
$1,794,120
Cap Rate 7%
$1,281,514
Cap Rate 9%
$996,733
Alternative Uses
Best Use
Multifamily LT 5
$1.28M
$1.12M – $1.50M
NOI $89,706 @ 7.0% cap · market cap 6.00%
Second Best
Apartment 5plus
$1.19M
$1.04M – $1.39M
NOI $83,397 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$2.66M
$2.33M – $3.10M
NOI $186,077 @ 7.0% cap · market cap 12.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,784
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
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 - Restored two-family with separate driveways, off-street parking, private outdoor space, and an additional abutting lot.
Where is this duplex located?
The property is located at 25 Weyanoke Street Boston, MA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 1864‑built restored two‑family with over 3,500 sq ft total living area; Two fully separate units with two separate driveways (Weyanoke & Bushnell); First‑floor unit offers open living/dining, 2 bedrooms, and a full bath
