Duplex with Finished
For Sale
$1,398,000
27 South Crescent Circuit, Boston, MA 02135
Two matching units offer flexible layouts, finished lower-level space, and a combination of vacant and leased occupancy.
Property Size3,239 SF
Price / SF$431.61
Days on Market197
Property Features for 27 South Crescent Circuit
General Information
Standard status
Active
Size
3,239 SF
Total Parking Spaces
2
Property subtype
Multi-family / 2 Family - 2 Units Side by Side
Zoning
MR2
Net Operating Income
$81,600
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$12,206
Amenities
Yes, 1.00
No
Wood
Range, Dishwasher, Microwave, Refrigerator, Washer, Dryer
2
Yes
5.0
Electric Dryer Hookup
Finished, Garage Access
Living Room, Dining Room, Kitchen, Laundry Room, Window AC
4
1
4.50
5
Frame
Shingle
Corner Lot
Deck, Patio
Building Details
Year Built
1930
Buildings
1
Listing Agency:
Coldwell Banker Realty - Newton
(617) 969-2447
Listed By:
Yangyang Zhou · License #9576775
(617) 969-2447
Source:
Compass
Added: Feb 17
Changed: Aug 31
Last Checked: Aug 30 at 9:48AM
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 - Newton
Investment Insights
Based on property information with market context.
This 3,239-square-foot duplex, built in 1930, contains two matching residences. Each unit provides a first-floor bedroom, two second-floor bedrooms, an office, a full bathroom on the second level, and another bedroom with a full bathroom in the finished basement. A shared first-floor half bath serves the property. Kitchens include ranges, dishwashers, microwaves, and refrigerators, with in-unit laundry equipment. The home also features wood interior finishes and garage access from the finished lower level.
The property occupies a corner lot on South Crescent Circuit in Boston’s Brighton area. It includes a deck and patio, with access to public transportation, major commuter routes, and the shops and cafés around Oak Square. One unit is vacant, while the other is leased through the end of August, offering different occupancy conditions within the same asset.
The property occupies a corner lot on South Crescent Circuit in Boston’s Brighton area. It includes a deck and patio, with access to public transportation, major commuter routes, and the shops and cafés around Oak Square. One unit is vacant, while the other is leased through the end of August, offering different occupancy conditions within the same asset.
Key Highlights
- Duplex with two matching units, each configured with 4 bedrooms plus an office
- 3,239 square feet across a property built in 1930
- Finished basements include a bedroom, full bathroom, and garage access for each unit
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
$81,847
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
5.85%
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%
$1,636,940
$1.6M
Cap Rate 7%
$1,169,243
$1.2M
Cap Rate 9%
$909,411
$909.4K
Market Conditions
NOI Build-Up for 3,239 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 $37.80/SF
− Vacancy
−$5.5K −$1.70/SF
EGI
$116.9K $36.10/SF
− OpEx
−$35.1K −$10.83/SF
NOI
$81.8K $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%
$1,636,940
Cap Rate 7%
$1,169,243
Cap Rate 9%
$909,411
Alternative Uses
Best Use
Multifamily LT 5
$1.17M
$1.02M – $1.36M
NOI $81,847 @ 7.0% cap · market cap 5.85%
Second Best
Apartment 5plus
$1.09M
$951.1K – $1.27M
NOI $76,091 @ 7.0% cap · market cap 5.44%
Theoretical Best
Office A
$2.43M
$2.12M – $2.83M
NOI $169,775 @ 7.0% cap · market cap 12.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
673
Businesses Nearby
Explore this area
Business Placement
Demographics for 02135, MA
47,232
Population
22,519
Households
2.1
Avg Household Size
29
Median Age
71%
College-Educated
93%
High-School Grad
2.6 sq mi
ZIP Area
18,166
Density / Sq Mi
$88,208
Median Household Income
$57,124
Median Earnings
$2,179
Median Rent
$684,000
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 - Two matching units offer flexible layouts, finished lower-level space, and a combination of vacant and leased occupancy.
Where is this duplex located?
The property is located at 27 South Crescent Circuit Boston, MA.
What is the asking price?
The asking price for this property is $1,398,000.
What are key features of this property?
This property features: Duplex with two matching units, each configured with 4 bedrooms plus an office; 3,239 square feet across a property built in 1930; Finished basements include a bedroom, full bathroom, and garage access for each unit
