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    Classic Two-Family Home, Lynn MA Title is generated by Realmo AI

    46 Brookline St, Lynn, MA 01902

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    Claim this Listing
    Pending
    $875,000

    MULTI_FAMILY - Lynn, MA

    Property size:
    2,472 SF
    Lot size:
    0.10 Acres
    Added:
    May 14, 2026
    Days on Market:
    25
    Last Refresh:
    Jun 7 at 12:06 am

    Property Features for 46 Brookline St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    RES
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Bedroom 1, Bathroom 1, Bedroom 3, Bedroom 2, Bathroom 2, Bedroom 4
    Parking
    6
    Standard status
    Pending
    APN
    2000608
    Size
    2,472 SF
    Lot size
    0.10 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    8520

    Building Details

    Year built
    1920
    Floors in Building
    2
    Number of units
    2

    We can help!

    Listing Contact
    Elaine Hoff

    Listing agent Elaine Hoff License #448500476

    Listing office RE/MAX Encore 314 Main Street, Suite 107, Wilmington, MA

    Listing date May 14, 2026

    MLS# 73518933 Listing URL

    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.

    HighLights

    • Classic two‑family home built in 1920 on a corner lot on the Lynn/Swampscott line
    • Two spacious units with private outdoor front and back porches and hardwood floors throughout
    • Recent updates: new first‑floor bath, new ceilings, refreshed paint, and newer front porch decking
    • New water and sewer line to the street, plus updated electrical wiring and fixtures on the first floor
    • Full basement with storage and laundry hookups
    • One‑car garage that could add rental income or provide extra storage

    Overview

    This classic two-family home, owned and maintained by the same family for over 65 years, is located on a corner lot on the Lynn/Swampscott line. The property features two spacious units, each with private outdoor front and back porches. Hardwood floors are present throughout, complemented by an abundance of natural light. Recent updates include a new first-floor bath, ceilings, refreshed paint, newer front porch decking, a new water and sewer line to the street, and updated electrical wiring and fixtures on the first floor. A full basement provides storage and laundry hookups. A one-car garage is also present. The property is conveniently located near the commuter rail for access into Boston, close to the MBTA bus line, and minutes from area beaches. A newer school is located on the street. The property has a strong and consistent rental history, making it a potential investment or owner-occupant opportunity. The lot size is 0.0993 acres, and the property size is 2472 square feet.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $75.6k $30.60
    − Vacancy −$4.7k −$1.89
    EGI $71.0k $28.71
    − OpEx −$21.3k −$8.61
    NOI $49.7k $20.10
    2,472 SF · lease $30.60/SF/yr · vacancy 6.17% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $709.8K
    $621.0K – $828.1K (±1% cap)
    NOI $49,683 @ 7.0% cap · market cap 5.68%
    Second Best
    Apartment 5plus
    $616.7K
    $539.6K – $719.5K (±1% cap)
    NOI $43,171 @ 7.0% cap · market cap 4.93%
    Theoretical Best
    Office A
    $874.7K
    $765.3K – $1.02M (±1% cap)
    NOI $61,226 @ 7.0% cap · market cap 7.00%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lynn
    County
    Essex
    State
    Massachusetts
    Longitude
    -70.928401
    Latitude
    42.471732

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    FAQs

    What type of property is this?
    Duplex - Well-maintained two-family home near Lynn/Swampscott line, great investment opportunity.
    Where is this duplex located?
    The property is located at 46 Brookline St Lynn, MA.
    What is the asking price?
    The asking price for this property is $875,000.
    What are key features of this property?
    This property features: Classic two‑family home built in 1920 on a corner lot on the Lynn/Swampscott line; Two spacious units with private outdoor front and back porches and hardwood floors throughout; Recent updates: new first‑floor bath, new ceilings, refreshed paint, and newer front porch decking
    (978) 988-0028
    We can help!
    Listing Contact
    Elaine Hoff
    Real Estate License ID: 448500476
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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