Renovated Multifamily with Private
For Sale
$1,799,000
61 Wayland Street, Boston, MA 02125
Renovated and expanded multifamily home at 61 Wayland Street with two distinct living areas, eight bedrooms, and five bathrooms.
Property Size4,602 SF
Price / SF$390.92
Days on Market92
Property Features for 61 Wayland Street
General Information
Standard status
Active
Size
4,602 SF
Property subtype
Multi-family
Amenities
chef's kitchen
fireplace
private entrance
two-story deck
patio
yard
paved driveway
Building Details
Year Built
1920
Construction
colonial
Listing Agency:
The Agency Boston
Listed By:
Jason Lisherness
(207) 399-7048
Source:
Rosenrealty
Added: Jun 8
Changed: Sep 6
Last Checked: Sep 6 at 10:18AM
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 The Agency Boston
Investment Insights
Based on property information with market context.
61 Wayland Street in Dorchester presents a extensively renovated and expanded multifamily residence with more than one designed living layout. The main residence includes sun-filled living spaces, a fireplace, and a chef’s kitchen featuring an oversized island, custom cabinetry, professional appliances, and designer finishes. Upstairs, the expansive primary suite is supported by additional bedrooms and a second-floor living area that opens directly to the upper deck. Overall, the property provides eight bedrooms and five bathrooms, supported by classic colonial details, elegant millwork, and a grand staircase, along with modern updates throughout.
The home is configured with two distinct living areas, including a thoughtfully designed lower-level living unit with its own private entrance. Outdoor amenities include a two-story deck, patio, yard, and a paved driveway, supporting flexible day-to-day use for residents.
With its combination of upgraded interior finishes and a private-entrance lower-level unit, the property is built to accommodate varied occupancy preferences while maintaining a cohesive overall layout.
The home is configured with two distinct living areas, including a thoughtfully designed lower-level living unit with its own private entrance. Outdoor amenities include a two-story deck, patio, yard, and a paved driveway, supporting flexible day-to-day use for residents.
With its combination of upgraded interior finishes and a private-entrance lower-level unit, the property is built to accommodate varied occupancy preferences while maintaining a cohesive overall layout.
Key Highlights
- Extensively renovated and expanded Dorchester multifamily with over 4,600 SF of living space
- Two distinct living areas with 8 bedrooms and 5 bathrooms total
- Lower‑level living unit includes a private entrance
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
$116,289
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
6.46%
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%
$2,325,780
$2.3M
Cap Rate 7%
$1,661,271
$1.7M
Cap Rate 9%
$1,292,100
$1.3M
Market Conditions
NOI Build-Up for 4,602 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
$174.0K $37.80/SF
− Vacancy
−$7.8K −$1.70/SF
EGI
$166.1K $36.10/SF
− OpEx
−$49.8K −$10.83/SF
NOI
$116.3K $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%
$2,325,780
Cap Rate 7%
$1,661,271
Cap Rate 9%
$1,292,100
Alternative Uses
Best Use
Multifamily LT 5
$1.66M
$1.45M – $1.94M
NOI $116,289 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$1.54M
$1.35M – $1.80M
NOI $108,110 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$3.45M
$3.02M – $4.02M
NOI $241,218 @ 7.0% cap · market cap 13.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,747
Businesses Nearby
Explore this area
Business Placement
Demographics for 02125, MA
34,926
Population
14,999
Households
2.3
Avg Household Size
32
Median Age
42%
College-Educated
87%
High-School Grad
2.2 sq mi
ZIP Area
15,875
Density / Sq Mi
$71,810
Median Household Income
$52,106
Median Earnings
$1,897
Median Rent
$645,400
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 - Renovated and expanded multifamily home at 61 Wayland Street with two distinct living areas, eight bedrooms, and five bathrooms.
Where is this duplex located?
The property is located at 61 Wayland Street 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: Extensively renovated and expanded Dorchester multifamily with over 4,600 SF of living space; Two distinct living areas with 8 bedrooms and 5 bathrooms total; Lower‑level living unit includes a private entrance
