Renovated Two-Family
For Sale
$1,799,000
6-8 Weld Hill St, Boston, MA 02130
Two independent residences combine updated interiors, efficient systems, and flexible owner-occupant or rental-income use.
Property Size2,584 SF
Price / SF$696.21
Days on Market37
Property Features for 6-8 Weld Hill St
General Information
Standard status
Active
Size
2,584 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Building Details
Year Built
1890
Listing Agency:
Robert Chestnut, Keller Williams Realty
(781) 214-0902
Listed By:
Nancy Hurley
(781) 214-0902
Source:
Massneighborhoods
Added: Jul 28
Changed: Aug 31
Last Checked: Sep 1 at 6:20PM
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 Robert Chestnut, Keller Williams Realty
Investment Insights
Based on property information with market context.
This duplex contains two residences, each with 3 bedrooms, 2 full bathrooms, and an open living arrangement. Both units include kitchens with quartz countertops, custom cabinetry, and stainless steel appliances, along with renovated bathrooms and updated flooring, fixtures, and finishes. The property was rebuilt from the studs, with new or upgraded electrical, plumbing, HVAC, insulation, windows, roofing, and other major components.
Energy-focused improvements include high-efficiency HVAC equipment, premium insulation, air sealing verified through blower door testing, and energy-efficient windows. Unit 6 carries a HERS rating of 54, while Unit 8 is rated 50; each residence is independently HERS certified. The property is at 6 Weld Hill St in Boston, near Forest Hills Station, the MBTA Orange Line, Commuter Rail, Franklin Park, the Arnold Arboretum, Longwood Medical Area, Back Bay, restaurants, cafés, shopping, and major highways.
Built in 1890, the 2,584-square-foot property supports separate-residence living with the option to occupy one unit and rent the other.
Energy-focused improvements include high-efficiency HVAC equipment, premium insulation, air sealing verified through blower door testing, and energy-efficient windows. Unit 6 carries a HERS rating of 54, while Unit 8 is rated 50; each residence is independently HERS certified. The property is at 6 Weld Hill St in Boston, near Forest Hills Station, the MBTA Orange Line, Commuter Rail, Franklin Park, the Arnold Arboretum, Longwood Medical Area, Back Bay, restaurants, cafés, shopping, and major highways.
Built in 1890, the 2,584-square-foot property supports separate-residence living with the option to occupy one unit and rent the other.
Key Highlights
- Two‑family duplex with two 3‑bedroom, 2‑bath residences
- 2,584 SF property built in 1890
- Studs‑out rebuild with upgraded electrical, plumbing, HVAC, insulation, windows, roof, and finishes
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
$65,296
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
3.63%
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%
$1,305,920
$1.3M
Cap Rate 7%
$932,800
$932.8K
Cap Rate 9%
$725,511
$725.5K
Market Conditions
NOI Build-Up for 2,584 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
$97.7K $37.80/SF
− Vacancy
−$4.4K −$1.70/SF
EGI
$93.3K $36.10/SF
− OpEx
−$28.0K −$10.83/SF
NOI
$65.3K $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%
$1,305,920
Cap Rate 7%
$932,800
Cap Rate 9%
$725,511
Alternative Uses
Best Use
Multifamily LT 5
$932.8K
$816.2K – $1.09M
NOI $65,296 @ 7.0% cap · market cap 3.63%
Second Best
Apartment 5plus
$867.2K
$758.8K – $1.01M
NOI $60,703 @ 7.0% cap · market cap 3.37%
Theoretical Best
Office A
$1.93M
$1.69M – $2.26M
NOI $135,443 @ 7.0% cap · market cap 7.53%
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
667
Businesses Nearby
Explore this area
Business Placement
Demographics for 02130, MA
38,284
Population
18,802
Households
2
Avg Household Size
36
Median Age
73%
College-Educated
94%
High-School Grad
3.5 sq mi
ZIP Area
10,938
Density / Sq Mi
$130,533
Median Household Income
$73,238
Median Earnings
$2,434
Median Rent
$763,700
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 - Two independent residences combine updated interiors, efficient systems, and flexible owner-occupant or rental-income use.
Where is this duplex located?
The property is located at 6-8 Weld Hill St Boston, MA.
What is the asking price?
The asking price for this property is $1,799,000.
What are key features of this property?
This property features: Two‑family duplex with two 3‑bedroom, 2‑bath residences; 2,584 SF property built in 1890; Studs‑out rebuild with upgraded electrical, plumbing, HVAC, insulation, windows, roof, and finishes
