Updated Two-Family
New
For Sale
$1,150,000
58-60 Hamilton St, Boston, MA 02136
Well-maintained residential income property with renovated interiors, flexible layouts, and access to transit and everyday amenities.
Property Size3,084 SF
Days on Market5
Property Features for 58-60 Hamilton St
General Information
Standard status
Active
Size
3,084 SF
Property subtype
Multifamily
Units
Unit Mix
1 x 2BR/1BA, 1 x 4BR/2BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$8,323
Building Details
Building Size
3,084 SF
Year Built
1900
Listing Agency:
Access
(617) 825-8000
Listed By:
Dot Collection
Source:
Classifiedrealtygroup
Added: Aug 4
Changed: Aug 5
Last Checked: Aug 8 at 3:23AM
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 Access
Investment Insights
Based on property information with market context.
This two-family property includes separate residences with distinct layouts. The first-floor unit contains 2 bedrooms and 1 bath, along with an updated kitchen and bathroom, newer flooring, high ceilings, and abundant windows. The second residence extends across two levels and offers 4 bedrooms and 2 baths, plus refreshed kitchens, bathrooms, flooring, and substantial living space. Exterior improvements and maintained grounds complement the interior updates.
Built in 1900, the property is located at 58-60 Hamilton St in Boston’s Hyde Park neighborhood. Public transportation, shopping, restaurants, parks, and major commuter routes are identified nearby, providing convenient access to daily services and regional travel. The two-unit configuration supports separate household use within a single residential property.
Built in 1900, the property is located at 58-60 Hamilton St in Boston’s Hyde Park neighborhood. Public transportation, shopping, restaurants, parks, and major commuter routes are identified nearby, providing convenient access to daily services and regional travel. The two-unit configuration supports separate household use within a single residential property.
Key Highlights
- Two‑family duplex at 58‑60 Hamilton St, Boston, MA 02136
- First‑floor unit offers 2 bedrooms and 1 bath
- Second unit spans two levels with 4 bedrooms and 2 baths
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
$77,931
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
6.78%
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%
$1,558,620
$1.6M
Cap Rate 7%
$1,113,300
$1.1M
Cap Rate 9%
$865,900
$865.9K
Market Conditions
NOI Build-Up for 3,084 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
$116.6K $37.80/SF
− Vacancy
−$5.2K −$1.70/SF
EGI
$111.3K $36.10/SF
− OpEx
−$33.4K −$10.83/SF
NOI
$77.9K $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%
$1,558,620
Cap Rate 7%
$1,113,300
Cap Rate 9%
$865,900
Alternative Uses
Best Use
Multifamily LT 5
$1.11M
$974.1K – $1.30M
NOI $77,931 @ 7.0% cap · market cap 6.78%
Second Best
Apartment 5plus
$1.03M
$905.6K – $1.21M
NOI $72,449 @ 7.0% cap · market cap 6.30%
Theoretical Best
Office A
$2.31M
$2.02M – $2.69M
NOI $161,651 @ 7.0% cap · market cap 14.06%
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
284
Businesses Nearby
Explore this area
Business Placement
Demographics for 02136, MA
35,102
Population
14,031
Households
2.5
Avg Household Size
39
Median Age
32%
College-Educated
88%
High-School Grad
4.6 sq mi
ZIP Area
7,631
Density / Sq Mi
$96,862
Median Household Income
$50,793
Median Earnings
$1,772
Median Rent
$566,300
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 - Well-maintained residential income property with renovated interiors, flexible layouts, and access to transit and everyday amenities.
Where is this duplex located?
The property is located at 58-60 Hamilton St Boston, MA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Two‑family duplex at 58‑60 Hamilton St, Boston, MA 02136; First‑floor unit offers 2 bedrooms and 1 bath; Second unit spans two levels with 4 bedrooms and 2 baths
