Renovated Duplex with Garage
For Sale
$1,550,000
35-37 Presentation Rd, Boston, MA 02135
Two comparable units feature updated kitchens, separate laundry, porches, and central air conditioning.
Property Size2,527 SF
Price / SF$613.38
Days on Market124
Property Features for 35-37 Presentation Rd
General Information
Standard status
Active
Size
2,527 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Zoning
R-2
Net Operating Income
$73,200
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,377
Amenities
updated kitchens and baths
exposed brick
wood floors
central air conditioning
private front and back porches
separate laundry
walk-up attic
walkout lower-level
Building Details
Building Size
2,527 SF
Year Built
1910
Buildings
1
Stories
3
Listing Agency:
Hammond Residential Real Estate
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 29
Changed: Aug 29
Last Checked: Jul 6 at 5:10PM
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 Hammond Residential Real Estate
Investment Insights
Based on property information with market context.
Built in 1910, this 2,527-square-foot duplex contains two comparable units with a combined total of 6 bedrooms and 2.5 baths. Each unit includes an updated kitchen and bath, separate living and bedroom areas, formal dining space, wood floors, exposed brick, moldings, central air conditioning, private front and back porches, garage parking, and separate laundry. The second-floor residence also has a mudroom and half bath.
The property is located at 35-37 Presentation Road in Boston, with access to Oak Square and the Mass Pike. A newer roof serves the home, while the walk-up attic and walkout lower level remain unfinished. Four exposures bring natural light into the interior.
The property is located at 35-37 Presentation Road in Boston, with access to Oak Square and the Mass Pike. A newer roof serves the home, while the walk-up attic and walkout lower level remain unfinished. Four exposures bring natural light into the interior.
Key Highlights
- 2,527‑square‑foot duplex with 2 comparable units
- 6 bedrooms and 2.5 baths across the property
- Updated kitchens and baths with central air conditioning
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
$63,856
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
4.12%
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%
$1,277,120
$1.3M
Cap Rate 7%
$912,229
$912.2K
Cap Rate 9%
$709,511
$709.5K
Market Conditions
NOI Build-Up for 2,527 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
$95.5K $37.80/SF
− Vacancy
−$4.3K −$1.70/SF
EGI
$91.2K $36.10/SF
− OpEx
−$27.4K −$10.83/SF
NOI
$63.9K $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%
$1,277,120
Cap Rate 7%
$912,229
Cap Rate 9%
$709,511
Alternative Uses
Best Use
Multifamily LT 5
$912.2K
$798.2K – $1.06M
NOI $63,856 @ 7.0% cap · market cap 4.12%
Second Best
Apartment 5plus
$848.1K
$742.1K – $989.4K
NOI $59,364 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$1.89M
$1.66M – $2.21M
NOI $132,455 @ 7.0% cap · market cap 8.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
564
Businesses Nearby
Explore this area
Business Placement
Demographics for 02135, MA
47,232
Population
22,519
Households
2.1
Avg Household Size
29
Median Age
71%
College-Educated
93%
High-School Grad
2.6 sq mi
ZIP Area
18,166
Density / Sq Mi
$88,208
Median Household Income
$57,124
Median Earnings
$2,179
Median Rent
$684,000
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 - Two comparable units feature updated kitchens, separate laundry, porches, and central air conditioning.
Where is this duplex located?
The property is located at 35-37 Presentation Rd Boston, MA.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: 2,527‑square‑foot duplex with 2 comparable units; 6 bedrooms and 2.5 baths across the property; Updated kitchens and baths with central air conditioning
