Renovated Two-Family
For Sale
$910,000
50 Clifford St, Boston, MA 02119
Completely renovated two-family with updated systems, mini-split heating and AC, and off-street parking.
Property Size2,610 SF
Price / SF$348.66
Days on Market218
Property Features for 50 Clifford St
General Information
Standard status
Active
Size
2,610 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
R2
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,745
Building Details
Building Size
2,610 SF
Year Built
1999
Stories
3
Listing Agency:
Herion Karbunara
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jan 29
Changed: Sep 4
Last Checked: Sep 4 at 3:13AM
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 Herion Karbunara
Investment Insights
Based on property information with market context.
50 Clifford St is a renovated 2-family property in Boston’s Roxbury area, originally built just over 20 years ago and transformed from top to bottom. The home is presented as move-in-ready, with updated systems and mechanicals, efficient mini-split heating and AC, and modern interior finishes throughout. Both units are described as having spacious layouts with large bedrooms, open-concept living, chef-inspired kitchens, and designer bathrooms.
The property includes off-street parking. It is positioned minutes from Latin Academy, Downtown Boston, Back Bay, Northeastern University, Brigham Circle, Boston Medical Center, South Bay Shopping Center, and the Prudential.
This configuration supports an owner-occupant or rental strategy, offering two residential units within a renovated, lower-maintenance building.
The property includes off-street parking. It is positioned minutes from Latin Academy, Downtown Boston, Back Bay, Northeastern University, Brigham Circle, Boston Medical Center, South Bay Shopping Center, and the Prudential.
This configuration supports an owner-occupant or rental strategy, offering two residential units within a renovated, lower-maintenance building.
Key Highlights
- Completely renovated 2‑family built in 1999
- Each unit features spacious layouts with large bedrooms and open‑concept living
- Chef‑inspired kitchens and spa‑like designer bathrooms in both 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
$65,953
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
7.25%
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%
$1,319,060
$1.3M
Cap Rate 7%
$942,186
$942.2K
Cap Rate 9%
$732,811
$732.8K
Market Conditions
NOI Build-Up for 2,610 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
$98.7K $37.80/SF
− Vacancy
−$4.4K −$1.70/SF
EGI
$94.2K $36.10/SF
− OpEx
−$28.3K −$10.83/SF
NOI
$66.0K $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%
$1,319,060
Cap Rate 7%
$942,186
Cap Rate 9%
$732,811
Alternative Uses
Best Use
Multifamily LT 5
$942.2K
$824.4K – $1.10M
NOI $65,953 @ 7.0% cap · market cap 7.25%
Second Best
Apartment 5plus
$875.9K
$766.4K – $1.02M
NOI $61,314 @ 7.0% cap · market cap 6.74%
Theoretical Best
Office A
$1.95M
$1.71M – $2.28M
NOI $136,806 @ 7.0% cap · market cap 15.03%
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
247
Businesses Nearby
Explore this area
Business Placement
Demographics for 02119, MA
29,175
Population
12,937
Households
2.3
Avg Household Size
34
Median Age
30%
College-Educated
81%
High-School Grad
1.6 sq mi
ZIP Area
18,234
Density / Sq Mi
$43,255
Median Household Income
$38,664
Median Earnings
$1,252
Median Rent
$668,900
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 - Completely renovated two-family with updated systems, mini-split heating and AC, and off-street parking.
Where is this duplex located?
The property is located at 50 Clifford St Boston, MA.
What is the asking price?
The asking price for this property is $910,000.
What are key features of this property?
This property features: Completely renovated 2‑family built in 1999; Each unit features spacious layouts with large bedrooms and open‑concept living; Chef‑inspired kitchens and spa‑like designer bathrooms in both units
