Two-Unit Duplex with Private
For Sale
$1,449,000
34 Roseway St., Boston, MA 02130
Residential income property with separate kitchens, dining rooms, a front deck, paved driveway, and private outdoor space.
Property Size2,894 SF
Price / SF$500.69
Days on Market142
Property Features for 34 Roseway St.
General Information
Standard status
Active
Size
2,894 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
R2
Additional Details
Public Transit
Yes
Amenities
deck
private backyard
Heat Pump, Ductless
Steam, Natural Gas, Heat Pump
Electric Dryer Hookup
Wood, Tile
Range, Dishwasher, Disposal, Microwave, Refrigerator, Freezer, Washer, Dryer
Pantry, Storage, Crown Molding, Stone/Granite/Solid Counters, Upgraded Countertops, Bathroom With Tub, Floored Attic, Heated Attic, Living Room, Dining Room, Kitchen
No
Shingle
Garden
Public Transportation, Shopping, Park, Walk/Jog Trails, Medical Facility, Highway Access, T-Station
for Electric Dryer
2
Building Details
Building Size
2,894 SF
Year Built
1925
Stories
3
Listing Agency:
Gibson Sotheby's International Realty
(617) 332-1400
Listed By:
Beverly Berman
Source:
Reishomesearch
Added: Apr 14
Changed: Aug 29
Last Checked: Apr 22 at 10:58AM
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 Gibson Sotheby's International Realty
Investment Insights
Based on property information with market context.
Built in 1925, this 2,553-square-foot duplex contains two residential units with distinct living, dining, kitchen, and bath areas. The first-floor apartment includes two bedrooms, a pantry, built-in china cabinet, and original wood moldings. The upper residence also offers two bedrooms on its main level, plus a third bedroom with a skylight, along with generous closets and additional storage. One kitchen includes a newly installed overhead range exhaust fan.
Exterior features include a front-facing deck reached from the second-floor stair landing, a paved driveway, and a private backyard. The property is located at 34 Roseway in Boston’s Jamaica Plain neighborhood, near public transportation, restaurants, shopping, Boston, and Jamaica Pond.
Exterior features include a front-facing deck reached from the second-floor stair landing, a paved driveway, and a private backyard. The property is located at 34 Roseway in Boston’s Jamaica Plain neighborhood, near public transportation, restaurants, shopping, Boston, and Jamaica Pond.
Key Highlights
- 2,553 SF duplex built in 1925
- Two residential units with 2 bedrooms on each primary level
- Upper unit includes a third bedroom with skylight and additional storage
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
$73,129
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
5.05%
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%
$1,462,580
$1.5M
Cap Rate 7%
$1,044,700
$1.0M
Cap Rate 9%
$812,544
$812.5K
Market Conditions
NOI Build-Up for 2,894 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
$109.4K $37.80/SF
− Vacancy
−$4.9K −$1.70/SF
EGI
$104.5K $36.10/SF
− OpEx
−$31.3K −$10.83/SF
NOI
$73.1K $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%
$1,462,580
Cap Rate 7%
$1,044,700
Cap Rate 9%
$812,544
Alternative Uses
Best Use
Multifamily LT 5
$1.04M
$914.1K – $1.22M
NOI $73,129 @ 7.0% cap · market cap 5.05%
Second Best
Apartment 5plus
$971.2K
$849.8K – $1.13M
NOI $67,986 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$2.17M
$1.90M – $2.53M
NOI $151,692 @ 7.0% cap · market cap 10.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,938
Businesses Nearby
Explore this area
Business Placement
Demographics for 02130, MA
38,284
Population
18,802
Households
2
Avg Household Size
36
Median Age
73%
College-Educated
94%
High-School Grad
3.5 sq mi
ZIP Area
10,938
Density / Sq Mi
$130,533
Median Household Income
$73,238
Median Earnings
$2,434
Median Rent
$763,700
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 - Residential income property with separate kitchens, dining rooms, a front deck, paved driveway, and private outdoor space.
Where is this duplex located?
The property is located at 34 Roseway St. Boston, MA.
What is the asking price?
The asking price for this property is $1,449,000.
What are key features of this property?
This property features: 2,553 SF duplex built in 1925; Two residential units with 2 bedrooms on each primary level; Upper unit includes a third bedroom with skylight and additional storage
