Roxbury Mixed-Use Investment
For Sale
$4,950,000
301-305 Dudley Street, Boston, MA 02119
Mixed-use property with residential and commercial units in evolving corridor.
Property Size18,990 SF
Price / SF$260.66
Days on Market174
Property Features for 301-305 Dudley Street
General Information
Standard status
Active
Size
18,990 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
99
Taxes and HOA fees
Annual Taxes
$99
Building Details
Building Size
18,990 SF
Year Built
1900
Stories
5
Listing Agency:
Coelho Realty Group LLC
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Mar 16
Changed: Sep 4
Last Checked: Sep 5 at 5:11AM
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 Coelho Realty Group LLC
Investment Insights
Based on property information with market context.
Located at 301-305 Dudley Street in Roxbury, Boston, this mixed-use property presents an investment opportunity. The building features eight residential units and two street-level commercial spaces. Situated in a rapidly evolving corridor, the brick facade building contains generously sized residential units, with seven of the eight units having undergone recent renovations to deliver modern living spaces while preserving the property's classic character. Each residence offers natural light and air. The property includes off-street parking, an amenity in this transit-oriented neighborhood. The location has a bike score of 78, making it very bikeable, a walk score of 77, making it very walkable, and a transit score of 92, indicating it is a rider's paradise. The property represents a value-add and stabilized investment opportunity.
Key Highlights
- Mixed‑use property with eight residential units and two commercial spaces.
- Seven of eight residential units recently renovated.
- Coveted off‑street parking.
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
Mixed Use
$6.62M
$5.79M – $7.73M
NOI $463,593 @ 7.0% cap · market cap 9.37%
Second Best
Apartment 5plus
$6.37M
$5.58M – $7.44M
NOI $446,114 @ 7.0% cap · market cap 9.01%
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
Location Intelligence
Trade Area within ½ mile
4,121
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?
Mixed-use property - Mixed-use property with residential and commercial units in evolving corridor.
Where is this mixed-use property 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: Mixed‑use property with eight residential units and two commercial spaces.; Seven of eight residential units recently renovated.; Coveted off‑street parking.
