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    Two-Family Residential Income Property Title is generated by Realmo AI

    31-33 Fountain Street, Braintree, MA 02184

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    For Sale
    $675,000

    Two-unit home offers separate utilities, updated baths, and enclosed porches with additional attic and basement storage.

    Type:2 Family - 2 Units Up/Down
    Property size:
    2,128 SF
    Price / SF:
    $317/SF
    Added:
    May 27, 2026
    Days on Market:
    10
    Last Refresh:
    Jun 5 at 2:30 am

    Property Features for 31-33 Fountain Street

    General Information

    Standard status
    Active
    Size
    2,128 SF
    Property subtype
    2 Family - 2 Units Up/Down

    Building Details

    Year Built
    1928

    We can help!

    Listing Contact
    David Mitchell

    Listing agent David Mitchell

    Listing office Keller Williams Realty Signature Properties

    Listing date May 27, 2026

    Source Lockandkeyre

    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 Keller Williams Realty Signature Properties

    HighLights

    • 1928 built two‑family home in Braintree with 3 bedrooms per unit
    • Both bathrooms updated with new showers, vanities, and tilework
    • First‑floor unit features hardwood floors and a large eat‑in kitchen with newer cabinets and appliances
    • Separate metering for gas and electric plus 200 amp service for each unit
    • Each unit has its own enclosed porch, with first‑floor rear deck access
    • Large walk‑out basement includes storage and washer/dryer for tenant use, plus walk‑up attic access

    Overview

    This two-family residence is configured as two separate three-bedroom units. The first-floor unit features hardwood floors throughout and a large eat-in kitchen with newer cabinets and included appliances. Both units have bathrooms that have recently been updated with new showers, vanities, and tilework. The upstairs kitchen is described as functional, though it may need some updating. Each unit has its own enclosed porch. The first-floor unit also provides access to a rear deck, and both units have access to a large walk-out basement offering substantial storage, along with a washer/dryer for tenant use. There is also access to a walk-up attic, which may offer the option for future expansion. The property is served by 200 amp service for each unit, with gas and electric separately metered.

    The property is located at 31-33 Fountain Street in Braintree, with convenience cited to nearby highway access, MBTA Red Line service, and shopping and dining.

    With separate metering, enclosed porches, and multiple storage areas, this home can work well for an owner-occupant seeking rental support or an investor looking for a manageable two-family setup.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $57.5k $27.00
    − Vacancy −$3.0k −$1.41
    EGI $54.5k $25.59
    − OpEx −$16.3k −$7.68
    NOI $38.1k $17.91
    2,128 SF · lease $27.00/SF/yr · vacancy 5.22% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $544.6K
    $476.5K – $635.3K (±1% cap)
    NOI $38,120 @ 7.0% cap · market cap 5.65%
    Second Best
    Apartment 5plus
    $502.5K
    $439.7K – $586.2K (±1% cap)
    NOI $35,172 @ 7.0% cap · market cap 5.21%
    Theoretical Best
    Office A
    $1.26M
    $1.10M – $1.47M (±1% cap)
    NOI $88,184 @ 7.0% cap · market cap 13.06%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Braintree
    County
    Norfolk
    State
    Massachusetts
    Longitude
    -70.9959361
    Latitude
    42.2021635

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    FAQs

    What type of property is this?
    Duplex - Two-unit home offers separate utilities, updated baths, and enclosed porches with additional attic and basement storage.
    Where is this duplex located?
    The property is located at 31-33 Fountain Street Braintree, MA.
    What is the asking price?
    The asking price for this property is $675,000.
    What are key features of this property?
    This property features: 1928 built two‑family home in Braintree with 3 bedrooms per unit; Both bathrooms updated with new showers, vanities, and tilework; First‑floor unit features hardwood floors and a large eat‑in kitchen with newer cabinets and appliances
    (781) 635-0289
    We can help!
    Listing Contact
    David Mitchell
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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