Two-Family Development With Approved
For Sale
$1,199,000
401 W 4th St, Boston, MA 02127
Renovation-minded buyers get approved plans for a 4-floor two-family, with current tenants in place through August 2026.
Property Size2,795 SF
Days on Market96
Property Features for 401 W 4th St
General Information
Standard status
Active
Size
2,795 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$10,222
Building Details
Building Size
2,795 SF
Year Built
1900
Stories
3
Listing Agency:
Keller Williams Realty
Listed By:
Calder Billings
(617) 969-9000
Source:
Allisonmazer
Added: Jun 11
Changed: Sep 10
Last Checked: Sep 14 at 10:20AM
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.
The property is currently configured with three floors of living space plus a partially finished walk-out basement. As described, the building includes four bedrooms and is available with tenants in place, continuing through August 2026. Included in the sale are approved plans for development into a single-family-to-4-floor two-family format, keeping the focus on creating two distinct duplex-style residences.
The package also references a site-specific development path that includes maximizing the by-right FAR of 2.0, with the plans designed to support generous unit layouts. With approved documents included, buyers have a defined basis for moving forward with the proposed conversion.
For investors and developers, this offering combines present-day operating income from in-place tenancy with a clear redevelopment roadmap tied to approved plans and by-right development parameters. Buyers can evaluate whether to pursue the planned duplex configuration as a long-term hold consistent with the existing tenants’ schedule, or to align the completed residences with their own end-market goals, including potential condominium-style delivery as contemplated by the included plans.
The package also references a site-specific development path that includes maximizing the by-right FAR of 2.0, with the plans designed to support generous unit layouts. With approved documents included, buyers have a defined basis for moving forward with the proposed conversion.
For investors and developers, this offering combines present-day operating income from in-place tenancy with a clear redevelopment roadmap tied to approved plans and by-right development parameters. Buyers can evaluate whether to pursue the planned duplex configuration as a long-term hold consistent with the existing tenants’ schedule, or to align the completed residences with their own end-market goals, including potential condominium-style delivery as contemplated by the included plans.
Key Highlights
- Year built 1900 building with 3 floors of living space and 4 bedrooms
- Partially finished walk‑out basement with tenants in place through August 2026
- Approved plans included to develop into a 4‑floor two‑family
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
$70,628
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
5.89%
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%
$1,412,560
$1.4M
Cap Rate 7%
$1,008,971
$1.0M
Cap Rate 9%
$784,756
$784.8K
Market Conditions
NOI Build-Up for 2,795 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
$105.7K $37.80/SF
− Vacancy
−$4.8K −$1.70/SF
EGI
$100.9K $36.10/SF
− OpEx
−$30.3K −$10.83/SF
NOI
$70.6K $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%
$1,412,560
Cap Rate 7%
$1,008,971
Cap Rate 9%
$784,756
Alternative Uses
Best Use
Multifamily LT 5
$1.01M
$882.9K – $1.18M
NOI $70,628 @ 7.0% cap · market cap 5.89%
Second Best
Apartment 5plus
$938.0K
$820.8K – $1.09M
NOI $65,660 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$2.09M
$1.83M – $2.44M
NOI $146,503 @ 7.0% cap · market cap 12.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,156
Businesses Nearby
Explore this area
Business Placement
Demographics for 02127, MA
37,939
Population
19,495
Households
1.9
Avg Household Size
31
Median Age
69%
College-Educated
95%
High-School Grad
2.1 sq mi
ZIP Area
18,066
Density / Sq Mi
$156,373
Median Household Income
$85,444
Median Earnings
$2,435
Median Rent
$858,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Renovation-minded buyers get approved plans for a 4-floor two-family, with current tenants in place through August 2026.
Where is this duplex located?
The property is located at 401 W 4th St Boston, MA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Year built 1900 building with 3 floors of living space and 4 bedrooms; Partially finished walk‑out basement with tenants in place through August 2026; Approved plans included to develop into a 4‑floor two‑family
