Two-Family Residential Income
For Sale
$1,495,000
39-41 Donnybrook Rd, Boston, MA 02135
Well-maintained two-unit building with separate driveway parking, lower-level laundry, and a private backyard.
Property Size3,056 SF
Price / SF$489.20
Days on Market115
Property Features for 39-41 Donnybrook Rd
General Information
Standard status
Active
Size
3,056 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Zoning
R2
Net Operating Income
$96,000
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$16,846
Building Details
Building Size
3,056 SF
Year Built
1920
Stories
3
Tenancy
Multi
Listing Agency:
Bay Market Real Estate
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 14
Changed: Sep 5
Last Checked: Sep 5 at 5:46AM
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 Bay Market Real Estate
Investment Insights
Based on property information with market context.
This well-maintained two-family property offers two distinct residential units and practical day-to-day features for tenants or an owner-occupant. The second-floor unit includes four bedrooms and two full bathrooms. The first-floor unit includes three bedrooms and two full bathrooms. A lower-level laundry area serves the building, and the property includes a private backyard and comfortable, well-proportioned living space.
The home at 39-41 Donnybrook Rd, Boston, MA 02135 is in Brighton and provides driveway parking for up to six vehicles with individual access. There is also a detached two-car garage. Street parking on Donnybrook Road is noted as not requiring a resident permit, and the location offers quick access to the Mass Pike, Storrow Dr, and downtown Boston.
For owners seeking an income-producing residential building with flexible unit layouts, this property presents two separate units and on-site parking that can support a range of household needs.
The home at 39-41 Donnybrook Rd, Boston, MA 02135 is in Brighton and provides driveway parking for up to six vehicles with individual access. There is also a detached two-car garage. Street parking on Donnybrook Road is noted as not requiring a resident permit, and the location offers quick access to the Mass Pike, Storrow Dr, and downtown Boston.
For owners seeking an income-producing residential building with flexible unit layouts, this property presents two separate units and on-site parking that can support a range of household needs.
Key Highlights
- Two‑family property built in 1920, offering two separate living units with rental potential
- Second‑floor unit includes 4 bedrooms and 2 full bathrooms
- First‑floor unit includes 3 bedrooms and 2 full bathrooms
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
$77,223
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
5.17%
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%
$1,544,460
$1.5M
Cap Rate 7%
$1,103,186
$1.1M
Cap Rate 9%
$858,033
$858.0K
Market Conditions
NOI Build-Up for 3,056 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
$115.5K $37.80/SF
− Vacancy
−$5.2K −$1.70/SF
EGI
$110.3K $36.10/SF
− OpEx
−$33.1K −$10.83/SF
NOI
$77.2K $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%
$1,544,460
Cap Rate 7%
$1,103,186
Cap Rate 9%
$858,033
Alternative Uses
Best Use
Multifamily LT 5
$1.10M
$965.3K – $1.29M
NOI $77,223 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$1.03M
$897.4K – $1.20M
NOI $71,792 @ 7.0% cap · market cap 4.80%
Theoretical Best
Office A
$2.29M
$2.00M – $2.67M
NOI $160,183 @ 7.0% cap · market cap 10.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,915
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 - Well-maintained two-unit building with separate driveway parking, lower-level laundry, and a private backyard.
Where is this duplex located?
The property is located at 39-41 Donnybrook Rd Boston, MA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Two‑family property built in 1920, offering two separate living units with rental potential; Second‑floor unit includes 4 bedrooms and 2 full bathrooms; First‑floor unit includes 3 bedrooms and 2 full bathrooms
