Side-by-Side
For Sale
$825,000
Pending
51-53 Archdale Road, Boston, MA 02131
Residential Income, Boston, MA
Property Size1,893 SF
Lot Size0.08 Acres
Days on Market49
Property Features for 51-53 Archdale Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 3, Bedroom 5, Bedroom 1, Bedroom 2, Bathroom 2
Parking
2
Directions
Washington St to Archdale Rd. Property is on the right, a two-family side-by-side duplex.
Subdivision
Roslindale
Standard status
Pending
APN
1391043
Size
1,893 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2027
Tax Annual Amount
3804
Building Details
Year built
1925
Floors in Building
4
Number of units
2
Listing Agency:
Keller Williams Pinnacle Central · Keller Williams Realty
(508) 754-3020
Listed By:
Sarah Gustafson
(508) 754-3020
Added: Jul 8
Changed: Aug 19
Last Checked: Aug 25 at 6:06AM
MLS# 73544027
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.
Investment Insights
Based on property information with market context.
This 1,893-square-foot duplex was built in 1925 and is arranged as two attached residential units. The property is vacant and includes hardwood flooring, naturally bright interiors, living areas, eat-in kitchens, and full bathrooms. A paved driveway provides on-site parking access, while the 0.0808-acre parcel supports the existing residential improvement.
The property is located at 51-53 Archdale Road in Boston’s Roslindale area, near the Arnold Arboretum, Roslindale Village shops and restaurants, and the commuter rail. R2 zoning is reported for the site. The two-unit arrangement offers flexibility for an owner-occupant seeking a separate rental unit or for continued income-producing use.
The property is located at 51-53 Archdale Road in Boston’s Roslindale area, near the Arnold Arboretum, Roslindale Village shops and restaurants, and the commuter rail. R2 zoning is reported for the site. The two-unit arrangement offers flexibility for an owner-occupant seeking a separate rental unit or for continued income-producing use.
Key Highlights
- Two‑unit duplex at 51‑53 Archdale Road, Boston, MA 02131
- 1,893 square feet on a 0.0808‑acre parcel
- Built in 1925 with hardwood flooring throughout
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
$47,835
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
5.80%
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%
$956,700
$956.7K
Cap Rate 7%
$683,357
$683.4K
Cap Rate 9%
$531,500
$531.5K
Market Conditions
NOI Build-Up for 1,893 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
$71.6K $37.80/SF
− Vacancy
−$3.2K −$1.70/SF
EGI
$68.3K $36.10/SF
− OpEx
−$20.5K −$10.83/SF
NOI
$47.8K $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%
$956,700
Cap Rate 7%
$683,357
Cap Rate 9%
$531,500
Alternative Uses
Best Use
Multifamily LT 5
$683.4K
$597.9K – $797.3K
NOI $47,835 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$635.3K
$555.9K – $741.2K
NOI $44,470 @ 7.0% cap · market cap 5.39%
Theoretical Best
Office A
$1.42M
$1.24M – $1.65M
NOI $99,223 @ 7.0% cap · market cap 12.03%
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
1,304
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?
Duplex - Vacant two-family property with hardwood flooring, a paved driveway, and R2 zoning.
Where is this duplex located?
The property is located at 51-53 Archdale Road Boston, MA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Two‑unit duplex at 51‑53 Archdale Road, Boston, MA 02131; 1,893 square feet on a 0.0808‑acre parcel; Built in 1925 with hardwood flooring throughout
