Two-Family Duplex with
For Sale
$1,199,900
40-42 Coleman St, Boston, MA 02125
Residential Income, Boston, MA
Property Size3,470 SF
Lot Size0.11 Acres
Price / SF$345.79
Days on Market47
Property Features for 40-42 Coleman St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
10
Bathrooms
3
Full bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 10, Bedroom 9, Bedroom 6, Bedroom 7, Bedroom 8, Bathroom 3, Bedroom 4, Bathroom 4, Bedroom 5
Parking
2
Directions
GPS
Subdivision
Dorchester's Uphams Corner
Standard status
Active
APN
1301185
Size
3,470 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8332
Building Details
Year built
1905
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Realty
Listed By:
Scott Morris
(508) 238-5000
Added: Jul 21
Changed: Sep 3
Last Checked: Sep 5 at 6:06AM
MLS# 73552881
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 40-42 Coleman St. in Boston, this two-family duplex contains 3,470 square feet on a 0.1148-acre lot. Built in 1905, the property includes five bedrooms per unit, three-season porches, an open basement, off-street parking, and a backyard. The existing layout provides substantial residential space across both units.
The property is zoned R2 and positioned in Boston's 02125 postal area. Its outdoor features include porches, rear yard space, and access to a community garden across the street. The basement offers additional open area, while the porches and yard provide further functional space for occupants.
The property is zoned R2 and positioned in Boston's 02125 postal area. Its outdoor features include porches, rear yard space, and access to a community garden across the street. The basement offers additional open area, while the porches and yard provide further functional space for occupants.
Key Highlights
- Two‑family duplex with 3,470 square feet of building area
- Five bedrooms in each unit
- 0.1148‑acre lot with off‑street parking and backyard
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
Property Profile
Current Use
Lease Details
2
Residential units
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
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 residential property with off-street parking, open basement space, and a private backyard.
Where is this duplex located?
The property is located at 40-42 Coleman St 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: Two‑family duplex with 3,470 square feet of building area; Five bedrooms in each unit; 0.1148‑acre lot with off‑street parking and backyard
