Two-Family Duplex with
For Sale
$1,200,000
42-44 Sanborn Ave, Boston, MA 02132
Character-rich residential income property with separate living spaces, hardwood flooring, and convenient access to neighborhood amenities.
Property Size3,131 SF
Lot Size0.13 Acres
Price / SF$383.26
Days on Market134
Property Features for 42-44 Sanborn Ave
General Information
Standard status
Active
Size
3,131 SF
Total Parking Spaces
6
Lot size
0.13 Acres
Property subtype
Multi-Family
Zoning
R2
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
covered portico
Hardwood
2
Yes
Shingle
1.0
Balcony
Public Transportation, Shopping, Park, Walk/Jog Trails, Medical Facility, Laundromat, Bike Path, Highway Access, Private School
6
Building Details
Building Size
3,131 SF
Year Built
1934
Buildings
1
Stories
3
Construction
shingle-style
Listing Agency:
Coldwell Banker Realty - Cambridge
Listed By:
Alex Langos
Source:
Reishomesearch
Added: Apr 21
Changed: Aug 29
Last Checked: Apr 23 at 1:50AM
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 Coldwell Banker Realty - Cambridge
Investment Insights
Based on property information with market context.
This 1934 duplex at 42-44 Sanborn Avenue includes 3,131 square feet of living area on a 5,663-square-foot lot, with parking for 4 vehicles. The first-floor residence has 2 bedrooms, an office, hardwood floors, original dark wood trim, and a fireplace-centered living room. Upstairs, the 3-bedroom unit includes a sunroom, finished oversized attic, hardwood flooring, an updated eat-in kitchen with white cabinetry and a stainless steel gas range, and a renovated main bathroom.
The property is located in Boston’s West Roxbury neighborhood near Centre Street shops, commuter rail service, and Millennium Park. Its two-unit layout supports either owner occupancy with rental income from the second residence or an investment strategy. The property information cites a projected 6% cap rate.
The property is located in Boston’s West Roxbury neighborhood near Centre Street shops, commuter rail service, and Millennium Park. Its two-unit layout supports either owner occupancy with rental income from the second residence or an investment strategy. The property information cites a projected 6% cap rate.
Key Highlights
- Two‑unit duplex with 3,131 square feet of living area
- 5,663‑square‑foot lot with parking for 4 vehicles
- First‑floor unit includes 2 bedrooms plus an office
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
$79,118
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
6.59%
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%
$1,582,360
$1.6M
Cap Rate 7%
$1,130,257
$1.1M
Cap Rate 9%
$879,089
$879.1K
Market Conditions
NOI Build-Up for 3,131 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
$118.4K $37.80/SF
− Vacancy
−$5.3K −$1.70/SF
EGI
$113.0K $36.10/SF
− OpEx
−$33.9K −$10.83/SF
NOI
$79.1K $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%
$1,582,360
Cap Rate 7%
$1,130,257
Cap Rate 9%
$879,089
Alternative Uses
Best Use
Multifamily LT 5
$1.13M
$989.0K – $1.32M
NOI $79,118 @ 7.0% cap · market cap 6.59%
Second Best
Apartment 5plus
$1.05M
$919.4K – $1.23M
NOI $73,554 @ 7.0% cap · market cap 6.13%
Theoretical Best
Office A
$2.34M
$2.05M – $2.74M
NOI $164,114 @ 7.0% cap · market cap 13.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,141
Businesses Nearby
Explore this area
Business Placement
Demographics for 02132, MA
27,111
Population
11,967
Households
2.3
Avg Household Size
44
Median Age
64%
College-Educated
95%
High-School Grad
4.9 sq mi
ZIP Area
5,533
Density / Sq Mi
$139,545
Median Household Income
$75,760
Median Earnings
$2,140
Median Rent
$714,000
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 - Character-rich residential income property with separate living spaces, hardwood flooring, and convenient access to neighborhood amenities.
Where is this duplex located?
The property is located at 42-44 Sanborn Ave Boston, MA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two‑unit duplex with 3,131 square feet of living area; 5,663‑square‑foot lot with parking for 4 vehicles; First‑floor unit includes 2 bedrooms plus an office
