Duplex with Fenced
For Sale
$1,490,000
36 Gordon, Boston, MA 02134
Well-maintained two-family property with updated kitchens and baths, hardwood floors, newer heating systems, and a large enclosed yard.
Property Size3,246 SF
Price / SF$459.03
Days on Market135
Property Features for 36 Gordon
General Information
Standard status
Active
Size
3,246 SF
Property subtype
Multi-Family
Zoning
MFR/LS
Net Operating Income
$116,400
Taxes and HOA fees
Annual Taxes
$13,843
Building Details
Building Size
3,246 SF
Year Built
1885
Stories
3
Listing Agency:
eXp Realty LLC
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 21
Changed: Aug 30
Last Checked: Aug 31 at 1:15PM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This 3,246-square-foot duplex, built in 1885, contains two residential units. The first floor offers a 2BR/1BA layout, while the second floor is configured with 6BR/2BA. Interior features include hardwood flooring, updated kitchens and bathrooms, and newer heating systems. A sizable basement includes drawings for a potential 3-bedroom unit, while the property also provides a large fenced backyard.
Located at 36 Gordon in Boston’s Allston area, the property is a 5-minute walk from the B-Line and offers access to the Mass Pike. Allston Village, Harvard Business School, and local dining are nearby.
Located at 36 Gordon in Boston’s Allston area, the property is a 5-minute walk from the B-Line and offers access to the Mass Pike. Allston Village, Harvard Business School, and local dining are nearby.
Key Highlights
- Two‑family duplex with 3,246 SF and a 1885 construction date
- First‑floor unit includes 2BR/1BA
- Second‑floor unit is configured as 6BR/2BA
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
$82,024
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
5.50%
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%
$1,640,480
$1.6M
Cap Rate 7%
$1,171,771
$1.2M
Cap Rate 9%
$911,378
$911.4K
Market Conditions
NOI Build-Up for 3,246 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
$122.7K $37.80/SF
− Vacancy
−$5.5K −$1.70/SF
EGI
$117.2K $36.10/SF
− OpEx
−$35.2K −$10.83/SF
NOI
$82.0K $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%
$1,640,480
Cap Rate 7%
$1,171,771
Cap Rate 9%
$911,378
Alternative Uses
Best Use
Multifamily LT 5
$1.17M
$1.03M – $1.37M
NOI $82,024 @ 7.0% cap · market cap 5.50%
Second Best
Apartment 5plus
$1.09M
$953.2K – $1.27M
NOI $76,255 @ 7.0% cap · market cap 5.12%
Theoretical Best
Office A
$2.43M
$2.13M – $2.84M
NOI $170,142 @ 7.0% cap · market cap 11.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,425
Businesses Nearby
Explore this area
Business Placement
Demographics for 02134, MA
21,707
Population
9,027
Households
2.4
Avg Household Size
27
Median Age
76%
College-Educated
96%
High-School Grad
1.2 sq mi
ZIP Area
18,089
Density / Sq Mi
$75,317
Median Household Income
$49,275
Median Earnings
$2,269
Median Rent
$586,700
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 - Well-maintained two-family property with updated kitchens and baths, hardwood floors, newer heating systems, and a large enclosed yard.
Where is this duplex located?
The property is located at 36 Gordon Boston, MA.
What is the asking price?
The asking price for this property is $1,490,000.
What are key features of this property?
This property features: Two‑family duplex with 3,246 SF and a 1885 construction date; First‑floor unit includes 2BR/1BA; Second‑floor unit is configured as 6BR/2BA
