Two-Unit Duplex with Off-Street
For Sale
$1,199,900
40-42 Coleman Street, Boston, MA 02125
Two-family duplex with five bedrooms and 1.5 baths per unit, plus off-street parking and an open, unfinished basement.
Property Size3,470 SF
Price / SF$345.79
Days on Market56
Property Features for 40-42 Coleman Street
General Information
Standard status
Active
Size
3,470 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
2
Building Details
Year Built
1905
Tenancy
Multi
Listing Agency:
Keller Williams Realty
Listed By:
Paul A. Morrison
(617) 750-6378
Source:
Benoitrealestate
Added: Jul 17
Changed: Sep 8
Last Checked: Sep 10 at 6:00AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
40-42 Coleman Street is a well-maintained two-family duplex designed for flexibility. Each unit includes five bedrooms and 1.5 baths, and the layout features 3-season porches that can be enclosed for additional interior space. An open, clear basement offers room to be transformed into an ADU, and the half baths on both floors are set up for straightforward conversion to full baths with the addition of a shower.
The property also includes off-street parking and a backyard suited for everyday use and gatherings. A community garden is located across the street for additional outdoor options.
Overall, the building’s size, condition, and adaptable spaces make it well suited to buyers seeking a live-in option or a residential income property with potential to expand functional area.
The property also includes off-street parking and a backyard suited for everyday use and gatherings. A community garden is located across the street for additional outdoor options.
Overall, the building’s size, condition, and adaptable spaces make it well suited to buyers seeking a live-in option or a residential income property with potential to expand functional area.
Key Highlights
- 1905‑built two‑family duplex offering 5 bedrooms and 1.5 baths per unit
- Three‑season porches at the property can be converted into additional interior space
- Open, unfinished basement with potential to be transformed into an ADU
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
$87,684
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
7.31%
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%
$1,753,680
$1.8M
Cap Rate 7%
$1,252,629
$1.3M
Cap Rate 9%
$974,267
$974.3K
Market Conditions
NOI Build-Up for 3,470 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
$131.2K $37.80/SF
− Vacancy
−$5.9K −$1.70/SF
EGI
$125.3K $36.10/SF
− OpEx
−$37.6K −$10.83/SF
NOI
$87.7K $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%
$1,753,680
Cap Rate 7%
$1,252,629
Cap Rate 9%
$974,267
Alternative Uses
Best Use
Multifamily LT 5
$1.25M
$1.10M – $1.46M
NOI $87,684 @ 7.0% cap · market cap 7.31%
Second Best
Apartment 5plus
$1.16M
$1.02M – $1.36M
NOI $81,517 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$2.60M
$2.27M – $3.03M
NOI $181,884 @ 7.0% cap · market cap 15.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,019
Businesses Nearby
Explore this area
Business Placement
Demographics for 02125, MA
34,926
Population
14,999
Households
2.3
Avg Household Size
32
Median Age
42%
College-Educated
87%
High-School Grad
2.2 sq mi
ZIP Area
15,875
Density / Sq Mi
$71,810
Median Household Income
$52,106
Median Earnings
$1,897
Median Rent
$645,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family duplex with five bedrooms and 1.5 baths per unit, plus off-street parking and an open, unfinished basement.
Where is this duplex located?
The property is located at 40-42 Coleman Street Boston, MA.
What is the asking price?
The asking price for this property is $1,199,900.
What are key features of this property?
This property features: 1905‑built two‑family duplex offering 5 bedrooms and 1.5 baths per unit; Three‑season porches at the property can be converted into additional interior space; Open, unfinished basement with potential to be transformed into an ADU
