Duplex Residential Income
For Sale
$625,000
59 Brainerd Rd, Boston, MA 02134
Renovated one-bedroom residence in an elevator building with a two-level layout and updated kitchen finishes.
Property Size954 SF
Price / SF$655.14
Days on Market79
Property Features for 59 Brainerd Rd
General Information
Standard status
Active
Size
954 SF
Elevators
Yes
Property subtype
Apartment
Additional Details
Multifamily Units
1
Amenities
Range
Dishwasher
Microwave
Refrigerator
Washer
Dryer
Central Air
Tile
Hardwood
Flooring - Hardwood
Forced Air, Natural Gas
2.0 Stories
$6,253 Taxes
Public
Built in 1988
Building Details
Year Built
1988
Listing Agency:
Gold Key Realty LLC
(781) 261-9696
Listed By:
Donald Richmond
Source:
Donahuere
Added: May 27
Changed: Aug 7
Last Checked: Aug 12 at 3:15AM
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 Gold Key Realty LLC
Investment Insights
Based on property information with market context.
This one-bedroom duplex provides 954 square feet across two levels, giving the residence a distinct separation between its main living areas and bedroom level. The home has been fully renovated and includes an entry, open living and dining space, recessed lighting, and a recently installed kitchen with quartz countertops, white shaker cabinets, stainless-steel appliances, and a breakfast bar.
The property is located at 59 Brainerd Rd in Boston, on the Allston/Brookline border. The building was constructed in 1988 and features elevator service and professional management. The residence is identified as a condominium within the building.
The property is located at 59 Brainerd Rd in Boston, on the Allston/Brookline border. The building was constructed in 1988 and features elevator service and professional management. The residence is identified as a condominium within the building.
Key Highlights
- 954 SF one‑bedroom duplex arranged across two levels
- Fully renovated residential unit with separate living and bedroom levels
- Updated kitchen with quartz counters, white shaker cabinets, and stainless‑steel appliances
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
$22,411
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
3.59%
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%
$448,220
$448.2K
Cap Rate 7%
$320,157
$320.2K
Cap Rate 9%
$249,011
$249.0K
Market Conditions
NOI Build-Up for 954 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
$42.4K $44.40/SF
− Vacancy
−$1.6K −$1.69/SF
EGI
$40.7K $42.71/SF
− OpEx
−$18.3K −$19.22/SF
NOI
$22.4K $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%
$448,220
Cap Rate 7%
$320,157
Cap Rate 9%
$249,011
Alternative Uses
Best Use
Apartment 5plus
$320.2K
$280.1K – $373.5K
NOI $22,411 @ 7.0% cap · market cap 3.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$714.4K
$625.1K – $833.4K
NOI $50,005 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
3,566
Businesses Nearby
Explore this area
Business Placement
Demographics for 02134, MA
21,707
Population
9,027
Households
2.4
Avg Household Size
27
Median Age
76%
College-Educated
96%
High-School Grad
1.2 sq mi
ZIP Area
18,089
Density / Sq Mi
$75,317
Median Household Income
$49,275
Median Earnings
$2,269
Median Rent
$586,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Renovated one-bedroom residence in an elevator building with a two-level layout and updated kitchen finishes.
Where is this residential income property located?
The property is located at 59 Brainerd Rd Boston, MA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 954 SF one‑bedroom duplex arranged across two levels; Fully renovated residential unit with separate living and bedroom levels; Updated kitchen with quartz counters, white shaker cabinets, and stainless‑steel appliances
