Two-Family Duplex with
For Sale
$1,286,500
39 Ainsworth St, Boston, MA 02131
R2-zoned duplex with separate living spaces, outdoor areas, garage parking, and a walk-out basement.
Property Size3,669 SF
Price / SF$350.64
Days on Market9
Property Features for 39 Ainsworth St
General Information
Standard status
Active
Size
3,669 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
R2
Net Operating Income
$100,800
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$14,169
Amenities
fireplace
deck
home office
spa-like bath
vaulted ceilings
laundry room
basement storage
walk-out access
Building Details
Building Size
3,669 SF
Year Built
1925
Buildings
1
Stories
3
Listing Agency:
Boston Bayside Properties, LLC
(617) 784-8635
Listed By:
James Harrison
Source:
Bostonbayside
Added: Aug 25
Changed: Aug 31
Last Checked: Sep 1 at 2:44PM
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 Boston Bayside Properties, LLC
Investment Insights
Based on property information with market context.
Built in 1925, this 3,669-square-foot duplex includes a two-level upper residence and a first-floor apartment. The upper unit has living and dining rooms, an eat-in kitchen with island and pantry, two bedrooms on the second floor, two additional bedrooms on the third floor, two full bathrooms, a home office, laundry room, two heat/cool zones, and two decks. The third-floor family room may also serve as an additional bedroom. The first-floor unit is currently rented and contains a foyer, living room, dining room, eat-in kitchen, pantry laundry, two bedrooms, and one full bathroom.
The property is located at 39 Ainsworth St in Boston's Roslindale area. Exterior features include a rear deck, backyard, basement storage, direct walk-out access to the yard, a driveway accommodating 4+ cars, and a small garage. The property is zoned R2.
The property is located at 39 Ainsworth St in Boston's Roslindale area. Exterior features include a rear deck, backyard, basement storage, direct walk-out access to the yard, a driveway accommodating 4+ cars, and a small garage. The property is zoned R2.
Key Highlights
- 3,669‑square‑foot duplex built in 1925
- Upper residence spans the second and third floors with four bedrooms plus a flexible family room
- First‑floor unit is currently rented and includes two bedrooms and one full bathroom
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
$92,713
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
7.21%
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%
$1,854,260
$1.9M
Cap Rate 7%
$1,324,471
$1.3M
Cap Rate 9%
$1,030,144
$1.0M
Market Conditions
NOI Build-Up for 3,669 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
$138.7K $37.80/SF
− Vacancy
−$6.2K −$1.70/SF
EGI
$132.4K $36.10/SF
− OpEx
−$39.7K −$10.83/SF
NOI
$92.7K $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%
$1,854,260
Cap Rate 7%
$1,324,471
Cap Rate 9%
$1,030,144
Alternative Uses
Best Use
Multifamily LT 5
$1.32M
$1.16M – $1.55M
NOI $92,713 @ 7.0% cap · market cap 7.21%
Second Best
Apartment 5plus
$1.23M
$1.08M – $1.44M
NOI $86,192 @ 7.0% cap · market cap 6.70%
Theoretical Best
Office A
$2.75M
$2.40M – $3.21M
NOI $192,314 @ 7.0% cap · market cap 14.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,060
Businesses Nearby
Explore this area
Business Placement
Demographics for 02131, MA
30,544
Population
13,264
Households
2.3
Avg Household Size
39
Median Age
52%
College-Educated
89%
High-School Grad
2.8 sq mi
ZIP Area
10,909
Density / Sq Mi
$109,237
Median Household Income
$65,268
Median Earnings
$1,999
Median Rent
$634,200
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 - R2-zoned duplex with separate living spaces, outdoor areas, garage parking, and a walk-out basement.
Where is this duplex located?
The property is located at 39 Ainsworth St Boston, MA.
What is the asking price?
The asking price for this property is $1,286,500.
What are key features of this property?
This property features: 3,669‑square‑foot duplex built in 1925; Upper residence spans the second and third floors with four bedrooms plus a flexible family room; First‑floor unit is currently rented and includes two bedrooms and one full bathroom
