Mixed-Use Brick Income
For Sale
$4,950,000
301-305 Dudley Street, Boston, MA 02119
Brick mixed-use building with renovated residential units, plus two street-level commercial spaces and off-street parking.
Property Size18,990 SF
Price / SF$260.66
Days on Market197
Property Features for 301-305 Dudley Street
General Information
Standard status
Active
Size
18,990 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
8
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
Boston Realty Advisors
Listed By:
Kevin Benzinger
(617) 694-0004
Source:
Somervillelofts
Added: Jan 27
Changed: Aug 8
Last Checked: Aug 12 at 3:21AM
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 Boston Realty Advisors
Investment Insights
Based on property information with market context.
301-305 Dudley Street is a mixed-use, brick income property featuring eight residential units and two street-level commercial spaces within one building. The residential units include seven of eight that have undergone recent renovations, supporting modern interior living while preserving the property’s classic brick character. The residences are described as having excellent natural light and air. The building also includes off-street parking, an amenity noted as highly sought after.
The property is located at 301-305 Dudley Street in Roxbury, Boston. It sits on a street with commercial activity given the presence of two street-level storefront spaces, offering a direct interface for retail or service tenants.
For investors or operators seeking a mixed-use asset, this configuration provides both residential and income-producing street-level commercial space. The combination of renovated apartments, active commercial frontage, and off-street parking may be a practical fit for buyers looking for a multi-income structure within a single brick building.
The property is located at 301-305 Dudley Street in Roxbury, Boston. It sits on a street with commercial activity given the presence of two street-level storefront spaces, offering a direct interface for retail or service tenants.
For investors or operators seeking a mixed-use asset, this configuration provides both residential and income-producing street-level commercial space. The combination of renovated apartments, active commercial frontage, and off-street parking may be a practical fit for buyers looking for a multi-income structure within a single brick building.
Key Highlights
- Brick mixed‑use building (built 1900) with 8 residential units plus 2 street‑level commercial spaces
- Seven of eight residential units have undergone recent renovations
- Off‑street parking included, an amenity supporting tenant retention
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
$446,114
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
9.01%
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%
$8,922,280
$8.9M
Cap Rate 7%
$6,373,057
$6.4M
Cap Rate 9%
$4,956,822
$5.0M
Market Conditions
NOI Build-Up for 18,990 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
$843.2K $44.40/SF
− Vacancy
−$32.0K −$1.69/SF
EGI
$811.1K $42.71/SF
− OpEx
−$365.0K −$19.22/SF
NOI
$446.1K $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%
$8,922,280
Cap Rate 7%
$6,373,057
Cap Rate 9%
$4,956,822
Alternative Uses
Best Use
Apartment 5plus
$6.37M
$5.58M – $7.44M
NOI $446,114 @ 7.0% cap · market cap 9.01%
Second Best
Retail
$4.38M
$3.83M – $5.11M
NOI $306,510 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$14.22M
$12.44M – $16.59M
NOI $995,380 @ 7.0% cap · market cap 20.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,189
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?
Apartment building - Brick mixed-use building with renovated residential units, plus two street-level commercial spaces and off-street parking.
Where is this apartment building located?
The property is located at 301-305 Dudley Street Boston, MA.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: Brick mixed‑use building (built 1900) with 8 residential units plus 2 street‑level commercial spaces; Seven of eight residential units have undergone recent renovations; Off‑street parking included, an amenity supporting tenant retention
