Duplex with Off-Street
New
For Sale
$889,000
33-35 Brookdale St, Boston, MA 02131
One residence is leased, while the other is vacant and available for occupancy or a new tenancy.
Property Size2,320 SF
Price / SF$383.19
Days on Market4
Property Features for 33-35 Brookdale St
General Information
Standard status
Active
Size
2,320 SF
Total Parking Spaces
8
Property subtype
Residential Income
Zoning
R2
Net Operating Income
$32,400
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,922
Amenities
hardwood floors
central a/c
in unit washer/dryer
front and rear porches
Building Details
Building Size
2,320 SF
Year Built
1910
Stories
2
Listing Agency:
West Roxbury Office
Listed By:
David Greenwood
(617) 828-2781
Source:
Insightrealtygroup
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 2:17PM
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 West Roxbury Office
Investment Insights
Based on property information with market context.
At 33-35 Brookdale St in Boston, this 2,320-square-foot duplex contains two units, each with two bedrooms. Hardwood floors, central air conditioning, and an in-unit washer and dryer serve each residence. Front and rear porches add outdoor space, and off-street parking is available. Built in 1910, the property is zoned R2.
One unit is leased and the other is vacant. The property is near Roslindale Village, with its restaurants, shops, and cafes.
One unit is leased and the other is vacant. The property is near Roslindale Village, with its restaurants, shops, and cafes.
Key Highlights
- Two‑unit property totaling 2,320 square feet
- Each unit has 2 bedrooms, hardwood floors, central air conditioning, and an in‑unit washer and dryer
- One unit is leased; the second is vacant
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
$58,625
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
6.59%
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%
$1,172,500
$1.2M
Cap Rate 7%
$837,500
$837.5K
Cap Rate 9%
$651,389
$651.4K
Market Conditions
NOI Build-Up for 2,320 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
$87.7K $37.80/SF
− Vacancy
−$3.9K −$1.70/SF
EGI
$83.7K $36.10/SF
− OpEx
−$25.1K −$10.83/SF
NOI
$58.6K $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%
$1,172,500
Cap Rate 7%
$837,500
Cap Rate 9%
$651,389
Alternative Uses
Best Use
Multifamily LT 5
$837.5K
$732.8K – $977.1K
NOI $58,625 @ 7.0% cap · market cap 6.59%
Second Best
Apartment 5plus
$778.6K
$681.3K – $908.4K
NOI $54,502 @ 7.0% cap · market cap 6.13%
Theoretical Best
Office A
$1.74M
$1.52M – $2.03M
NOI $121,605 @ 7.0% cap · market cap 13.68%
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
1,174
Businesses Nearby
Explore this area
Business Placement
Demographics for 02131, MA
30,544
Population
13,264
Households
2.3
Avg Household Size
39
Median Age
52%
College-Educated
89%
High-School Grad
2.8 sq mi
ZIP Area
10,909
Density / Sq Mi
$109,237
Median Household Income
$65,268
Median Earnings
$1,999
Median Rent
$634,200
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 - One residence is leased, while the other is vacant and available for occupancy or a new tenancy.
Where is this duplex located?
The property is located at 33-35 Brookdale St Boston, MA.
What is the asking price?
The asking price for this property is $889,000.
What are key features of this property?
This property features: Two‑unit property totaling 2,320 square feet; Each unit has 2 bedrooms, hardwood floors, central air conditioning, and an in‑unit washer and dryer; One unit is leased; the second is vacant
