Two-Unit Duplex with
For Sale
$850,000
6 West Selden, Boston, MA 02126
Two-family duplex with vinyl siding, upgraded gas boilers, roof less than seven years old, and two off-street parking spaces.
Property Size2,758 SF
Price / SF$308.19
Days on Market110
Property Features for 6 West Selden
General Information
Standard status
Active
Size
2,758 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
RES
Net Operating Income
$81,360
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,534
Amenities
hardwood floors
beautiful backyard
front porch
sun room
rear balcony
Building Details
Building Size
2,758 SF
Year Built
1924
Stories
2
Listing Agency:
Sapphire Real Estate
Listed By:
Oren Mael
(617) 905-7172
Source:
Dohertyproperties
Added: May 21
Changed: Sep 5
Last Checked: Sep 7 at 4:28AM
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 Sapphire Real Estate
Investment Insights
Based on property information with market context.
This two-family duplex features vinyl siding, hardwood floors, and updated gas boilers. The roof is less than seven years old, and the property includes a backyard along with two off-street parking spaces. Each unit is described as having an identical layout, with the second floor offering three bedrooms plus a kitchen, formal dining, full bath, front porch, sun room, and rear balcony. The first floor is also set up with three bedrooms, with the third bedroom configured as a foyer; it can be converted to a third bedroom as-is, or by using the formal dining room.
The property is located in Mattapan and is approximately 1.5 blocks from the commuter rail, with shopping and highway access nearby. The property will be delivered vacant at closing.
The property is located in Mattapan and is approximately 1.5 blocks from the commuter rail, with shopping and highway access nearby. The property will be delivered vacant at closing.
Key Highlights
- Two‑family duplex built in 1924 with vinyl siding
- Roof is less than 7 years old
- Upgraded to gas boilers
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
$69,693
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
8.20%
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%
$1,393,860
$1.4M
Cap Rate 7%
$995,614
$995.6K
Cap Rate 9%
$774,367
$774.4K
Market Conditions
NOI Build-Up for 2,758 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
$104.3K $37.80/SF
− Vacancy
−$4.7K −$1.70/SF
EGI
$99.6K $36.10/SF
− OpEx
−$29.9K −$10.83/SF
NOI
$69.7K $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%
$1,393,860
Cap Rate 7%
$995,614
Cap Rate 9%
$774,367
Alternative Uses
Best Use
Multifamily LT 5
$995.6K
$871.2K – $1.16M
NOI $69,693 @ 7.0% cap · market cap 8.20%
Second Best
Apartment 5plus
$925.6K
$809.9K – $1.08M
NOI $64,791 @ 7.0% cap · market cap 7.62%
Theoretical Best
Office A
$2.07M
$1.81M – $2.41M
NOI $144,563 @ 7.0% cap · market cap 17.01%
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
990
Businesses Nearby
Explore this area
Business Placement
Demographics for 02126, MA
22,734
Population
9,617
Households
2.4
Avg Household Size
38
Median Age
24%
College-Educated
87%
High-School Grad
1.8 sq mi
ZIP Area
12,630
Density / Sq Mi
$67,206
Median Household Income
$42,397
Median Earnings
$1,659
Median Rent
$515,000
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-family duplex with vinyl siding, upgraded gas boilers, roof less than seven years old, and two off-street parking spaces.
Where is this duplex located?
The property is located at 6 West Selden Boston, MA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Two‑family duplex built in 1924 with vinyl siding; Roof is less than 7 years old; Upgraded to gas boilers
