Renovated Two-Family Duplex
For Sale
$1,099,000
Pending
3 Laurel St, Boston, MA 02119
Renovated two-family with two duplex layouts, granite kitchens, stainless appliances, in-unit laundry, and off-street parking.
Property Size2,889 SF
Days on Market139
Property Features for 3 Laurel St
General Information
Standard status
Pending
Size
2,889 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
RES
Additional Details
Multifamily Units
2
Amenities
granite counters
stainless steel appliances
gas cooking
recessed lighting
hardwood floors
in-unit laundry
extra storage
common outdoor space
Building Details
Building Size
2,889 SF
Year Built
1900
Stories
4
Listing Agency:
Century 21 Cityside
Listed By:
Miles Wright
(857) 345-5858
Source:
Cjbarrett
Added: Apr 21
Changed: Aug 23
Last Checked: Aug 22 at 7:22AM
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 Century 21 Cityside
Investment Insights
Based on property information with market context.
This renovated two-family building contains two spacious duplex-style units, for a total of seven bedrooms and four full bathrooms. Interior highlights include granite counters, stainless steel appliances with gas cooking, recessed lighting, grand windows for natural light, and hardwood floors. Each unit also features in-unit laundry, and additional storage is located in the driveway.
A small paved area behind the building is available as a common outdoor space for residents. The property is just moments from the Orange Line (T), Malcolm X Park, William Devine Golf Course, Franklin Park, and Stop & Shop, along with several nearby shops and restaurants.
Parking is provided with two off-street spaces, supporting everyday convenience for residents.
A small paved area behind the building is available as a common outdoor space for residents. The property is just moments from the Orange Line (T), Malcolm X Park, William Devine Golf Course, Franklin Park, and Stop & Shop, along with several nearby shops and restaurants.
Parking is provided with two off-street spaces, supporting everyday convenience for residents.
Key Highlights
- Renovated two‑family built in 1900 with two duplex layouts
- Total of 7 bedrooms and 4 full bathrooms
- Kitchens feature granite counters, stainless steel appliances, and gas cooking
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
$73,003
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
6.64%
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%
$1,460,060
$1.5M
Cap Rate 7%
$1,042,900
$1.0M
Cap Rate 9%
$811,144
$811.1K
Market Conditions
NOI Build-Up for 2,889 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
$109.2K $37.80/SF
− Vacancy
−$4.9K −$1.70/SF
EGI
$104.3K $36.10/SF
− OpEx
−$31.3K −$10.83/SF
NOI
$73.0K $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%
$1,460,060
Cap Rate 7%
$1,042,900
Cap Rate 9%
$811,144
Alternative Uses
Best Use
Multifamily LT 5
$1.04M
$912.5K – $1.22M
NOI $73,003 @ 7.0% cap · market cap 6.64%
Second Best
Apartment 5plus
$969.6K
$848.4K – $1.13M
NOI $67,869 @ 7.0% cap · market cap 6.18%
Theoretical Best
Office A
$2.16M
$1.89M – $2.52M
NOI $151,430 @ 7.0% cap · market cap 13.78%
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
1,248
Businesses Nearby
Explore this area
Business Placement
Demographics for 02119, MA
29,175
Population
12,937
Households
2.3
Avg Household Size
34
Median Age
30%
College-Educated
81%
High-School Grad
1.6 sq mi
ZIP Area
18,234
Density / Sq Mi
$43,255
Median Household Income
$38,664
Median Earnings
$1,252
Median Rent
$668,900
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?
Quadplex - Renovated two-family with two duplex layouts, granite kitchens, stainless appliances, in-unit laundry, and off-street parking.
Where is this quadplex located?
The property is located at 3 Laurel St Boston, MA.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: Renovated two‑family built in 1900 with two duplex layouts; Total of 7 bedrooms and 4 full bathrooms; Kitchens feature granite counters, stainless steel appliances, and gas cooking
