Renovated Side-by-Side
New
For Sale
$3,350,000
37-39 Beaconsfield Road, Brookline, MA 02445
Two residences offer individual entrances, separate HVAC systems, and private outdoor areas with deck, terrace, and patio space.
Property Size4,600 SF
Days on Market3
Property Features for 37-39 Beaconsfield Road
General Information
Standard status
Active
Size
4,600 SF
Total Parking Spaces
3
Property subtype
Multifamily
Site & Location
Road Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 4BR/2BA, 1 x 5BR/3BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$30,489
Amenities
private outdoor space
central air conditioning
in-unit washer/dryer
hardwood floors
gas cooking
high-end appliances
Building Details
Building Size
4,600 SF
Year Built
1917
Listing Agency:
Century 21 Cityside
(617) 512-1095
Listed By:
Collin Bray · License #9066337
Source:
Classifiedrealtygroup
Added: Aug 9
Changed: Aug 11
Last Checked: Aug 11 at 5:16AM
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 Century 21 Cityside
Investment Insights
Based on property information with market context.
This renovated two-family property presents a side-by-side, townhome-style configuration with separate entrances and private exterior areas. The residences total approximately 3000 square feet and include central A/C, separate HVAC, hardwood flooring, in-unit laundry, gas cooking, and upgraded Viking and Sub-Zero appliances. One home at #37 contains 1600SF with 4BR/2BA, while #39 is a five-bedroom, three-bath duplex with a bright living and dining area, primary suite, walk-in closet, and dedicated primary bathroom. A three-car tandem driveway serves the property.
Set on Beaconsfield Road in Brookline, the property is near Washington Square restaurants, boutique shops, and Star Market. The Beaconsfield Green Line station, along with the D Line and C Line, is minutes away. Brookline High School and the Brookline Reservoir are within a 10-minute walk. The building dates to 1917, and #39 has a lease through 8/31/27.
Set on Beaconsfield Road in Brookline, the property is near Washington Square restaurants, boutique shops, and Star Market. The Beaconsfield Green Line station, along with the D Line and C Line, is minutes away. Brookline High School and the Brookline Reservoir are within a 10-minute walk. The building dates to 1917, and #39 has a lease through 8/31/27.
Key Highlights
- Side‑by‑side duplex with two private residences and townhome‑style layouts
- Approximately 3000 square feet; #37 offers 1600SF with 4BR/2BA and #39 has 5BR/3BA
- Private outdoor areas include a deck, terrace, and patio
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
$97,338
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
2.91%
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%
$1,946,760
$1.9M
Cap Rate 7%
$1,390,543
$1.4M
Cap Rate 9%
$1,081,533
$1.1M
Market Conditions
NOI Build-Up for 4,600 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
$146.3K $31.80/SF
− Vacancy
−$7.2K −$1.57/SF
EGI
$139.1K $30.23/SF
− OpEx
−$41.7K −$9.07/SF
NOI
$97.3K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$1,946,760
Cap Rate 7%
$1,390,543
Cap Rate 9%
$1,081,533
Alternative Uses
Best Use
Multifamily LT 5
$1.39M
$1.22M – $1.62M
NOI $97,338 @ 7.0% cap · market cap 2.91%
Second Best
Apartment 5plus
$1.31M
$1.14M – $1.53M
NOI $91,524 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$2.72M
$2.38M – $3.18M
NOI $190,623 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,438
Businesses Nearby
Explore this area
Business Placement
Demographics for 02445, MA
22,499
Population
10,016
Households
2.2
Avg Household Size
36
Median Age
86%
College-Educated
98%
High-School Grad
2.6 sq mi
ZIP Area
8,653
Density / Sq Mi
$145,878
Median Household Income
$76,514
Median Earnings
$2,779
Median Rent
$1,218,000
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 residences offer individual entrances, separate HVAC systems, and private outdoor areas with deck, terrace, and patio space.
Where is this duplex located?
The property is located at 37-39 Beaconsfield Road Brookline, MA.
What is the asking price?
The asking price for this property is $3,350,000.
What are key features of this property?
This property features: Side‑by‑side duplex with two private residences and townhome‑style layouts; Approximately 3000 square feet; #37 offers 1600SF with 4BR/2BA and #39 has 5BR/3BA; Private outdoor areas include a deck, terrace, and patio
