Three-Unit Multifamily
For Sale
$1,089,000
Pending
428-430 Hyde Park Avenue, Boston, MA 02131
Well-maintained three-unit building with hardwood floors, spacious living areas, and recent cosmetic improvements.
Property Size4,261 SF
Days on Market90
Property Features for 428-430 Hyde Park Avenue
General Information
Standard status
Pending
Size
4,261 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$99
Building Details
Building Size
4,261 SF
Year Built
1910
Listing Agency:
Boston Realty Advisors
Listed By:
Kevin Benzinger · License #9526383
(617) 375-7900
Source:
Classifiedrealtygroup
Added: Jun 10
Changed: Sep 3
Last Checked: Sep 1 at 3:25PM
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 Realty Advisors
Investment Insights
Based on property information with market context.
Well-maintained three-unit multifamily property featuring two 4-bedroom/1-bath units and one 3-bedroom/1-bath unit. The units include hardwood floors and spacious living areas with light and air, with recent cosmetic improvements already completed.
Located in Boston’s Roslindale neighborhood, the property offers access to local amenities and immediate access to transit.
The layout supports continued value through additional cosmetic upgrades and operational efficiencies, based on the improvements opportunity noted in the available materials.
Located in Boston’s Roslindale neighborhood, the property offers access to local amenities and immediate access to transit.
The layout supports continued value through additional cosmetic upgrades and operational efficiencies, based on the improvements opportunity noted in the available materials.
Key Highlights
- Three‑unit multifamily property built in 1910
- Unit mix: two 4‑bedroom/1‑bath units plus one 3‑bedroom/1‑bath unit
- Hardwood floors throughout the units
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
$100,100
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
9.19%
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%
$2,002,000
$2.0M
Cap Rate 7%
$1,430,000
$1.4M
Cap Rate 9%
$1,112,222
$1.1M
Market Conditions
NOI Build-Up for 4,261 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
$189.2K $44.40/SF
− Vacancy
−$7.2K −$1.69/SF
EGI
$182.0K $42.71/SF
− OpEx
−$81.9K −$19.22/SF
NOI
$100.1K $23.49/SF
Area
Boston, MA
Vacancy
3.80%
Lease Rate
$44.40 /SF/Yr
Expense Ratio
45.00%
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%
$2,002,000
Cap Rate 7%
$1,430,000
Cap Rate 9%
$1,112,222
Alternative Uses
Best Use
Multifamily LT 5
$1.54M
$1.35M – $1.79M
NOI $107,672 @ 7.0% cap · market cap 9.89%
Second Best
Apartment 5plus
$1.43M
$1.25M – $1.67M
NOI $100,100 @ 7.0% cap · market cap 9.19%
Theoretical Best
Office A
$3.19M
$2.79M – $3.72M
NOI $223,345 @ 7.0% cap · market cap 20.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,109
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?
Triplex - Well-maintained three-unit building with hardwood floors, spacious living areas, and recent cosmetic improvements.
Where is this triplex located?
The property is located at 428-430 Hyde Park Avenue Boston, MA.
What is the asking price?
The asking price for this property is $1,089,000.
What are key features of this property?
This property features: Three‑unit multifamily property built in 1910; Unit mix: two 4‑bedroom/1‑bath units plus one 3‑bedroom/1‑bath unit; Hardwood floors throughout the units
