Residential Income Property with Bonus
For Sale
$849,000
35 Saratoga, Boston, MA 02128
Two-bedroom residence with roof rights, off-street parking, and flexible additional space.
Property Size1,439 SF
Price / SF$589.99
Days on Market67
Property Features for 35 Saratoga
General Information
Standard status
Active
Size
1,439 SF
Total Parking Spaces
1
Property subtype
Apartment
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
deeded roof space
Range
Dishwasher
Microwave
Refrigerator
Washer
Dryer
Tile
Carpet
Hardwood
Natural Gas
2.0 Stories
$8,069 Taxes
Public
Built in 1920
Building Details
Year Built
1920
Listing Agency:
Berkshire Hathaway HomeServices Commonwealth Real Estate
(617) 864-4600
Listed By:
Olinda Cifuentes
Source:
Donahuere
Added: Jun 18
Changed: Aug 15
Last Checked: Aug 23 at 2:25AM
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 Berkshire Hathaway HomeServices Commonwealth Real Estate
Investment Insights
Based on property information with market context.
Built in 1920, this 1,439-square-foot residential income property combines a two-bedroom, two-full-bath layout with features suited to extended residential use. The interior includes high ceilings, hardwood floors, substantial natural light, and open living areas. A primary suite adds a private full bathroom and walk-in closet, while the separate 12-by-14-foot bonus room expands the usable floor plan.
The property includes one off-street parking space and deeded roof space with Boston views. Its address is 35 Saratoga, Boston, MA 02128. The combination of dedicated roof rights, additional interior space, and a home-style configuration distinguishes the offering from more compact residential layouts.
The property includes one off-street parking space and deeded roof space with Boston views. Its address is 35 Saratoga, Boston, MA 02128. The combination of dedicated roof rights, additional interior space, and a home-style configuration distinguishes the offering from more compact residential layouts.
Key Highlights
- 1,439‑square‑foot residence built in 1920
- Two bedrooms and two full bathrooms
- Separate 12‑by‑14‑foot bonus room
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
$33,805
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
3.98%
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%
$676,100
$676.1K
Cap Rate 7%
$482,929
$482.9K
Cap Rate 9%
$375,611
$375.6K
Market Conditions
NOI Build-Up for 1,439 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
$63.9K $44.40/SF
− Vacancy
−$2.4K −$1.69/SF
EGI
$61.5K $42.71/SF
− OpEx
−$27.7K −$19.22/SF
NOI
$33.8K $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%
$676,100
Cap Rate 7%
$482,929
Cap Rate 9%
$375,611
Alternative Uses
Best Use
Apartment 5plus
$482.9K
$422.6K – $563.4K
NOI $33,805 @ 7.0% cap · market cap 3.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.08M
$942.8K – $1.26M
NOI $75,427 @ 7.0% cap · market cap 8.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
2,051
Businesses Nearby
Explore this area
Business Placement
Demographics for 02128, MA
43,066
Population
19,124
Households
2.3
Avg Household Size
33
Median Age
38%
College-Educated
77%
High-School Grad
5.0 sq mi
ZIP Area
8,613
Density / Sq Mi
$92,079
Median Household Income
$48,549
Median Earnings
$2,009
Median Rent
$680,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom residence with roof rights, off-street parking, and flexible additional space.
Where is this residential income property located?
The property is located at 35 Saratoga Boston, MA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 1,439‑square‑foot residence built in 1920; Two bedrooms and two full bathrooms; Separate 12‑by‑14‑foot bonus room
