Renovated Duplex with Separate
For Sale
$1,199,000
62-64 Edson St, Boston, MA 02124
Three finished levels provide two residential units with private suites, updated kitchens, decks, and in-unit laundry.
Property Size3,284 SF
Price / SF$365.10
Days on Market70
Property Features for 62-64 Edson St
General Information
Standard status
Active
Size
3,284 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
R2
Net Operating Income
$84,588
Taxes and HOA fees
Annual Taxes
$11,001
Building Details
Building Size
3,284 SF
Year Built
1905
Stories
3
Listing Agency:
www.HomeZu.com
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 25
Changed: Sep 2
Last Checked: Sep 1 at 3:36PM
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 www.HomeZu.com
Investment Insights
Based on property information with market context.
This renovated duplex contains 6 bedrooms and 5 full bathrooms arranged across three finished levels. Both units include a primary suite, custom kitchens, updated bathrooms, recessed lighting, central air, multiple decks, and in-unit washer/dryer. Separate electrical service, high-velocity HVAC, and Navien tankless water heaters serve the residences, while the exterior has new siding, stone accents, and a new roof.
The property also includes a paved driveway with capacity for 6 vehicles, along with a patio and green space. A full basement offers high-ceiling storage and additional utility. Current leases extend through 10/26 and 11/26. Built in 1905 and zoned R2, the property is located at 62-64 Edson St in Boston, Massachusetts.
The property also includes a paved driveway with capacity for 6 vehicles, along with a patio and green space. A full basement offers high-ceiling storage and additional utility. Current leases extend through 10/26 and 11/26. Built in 1905 and zoned R2, the property is located at 62-64 Edson St in Boston, Massachusetts.
Key Highlights
- 6 bedrooms and 5 full bathrooms across three finished levels
- Two units, each with a primary suite, custom kitchen, updated bathroom, and in‑unit washer/dryer
- Separate and new electrical, high‑velocity HVAC, and Navien tankless water heaters
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
$82,984
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
6.92%
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%
$1,659,680
$1.7M
Cap Rate 7%
$1,185,486
$1.2M
Cap Rate 9%
$922,044
$922.0K
Market Conditions
NOI Build-Up for 3,284 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
$124.1K $37.80/SF
− Vacancy
−$5.6K −$1.70/SF
EGI
$118.5K $36.10/SF
− OpEx
−$35.6K −$10.83/SF
NOI
$83.0K $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%
$1,659,680
Cap Rate 7%
$1,185,486
Cap Rate 9%
$922,044
Alternative Uses
Best Use
Multifamily LT 5
$1.19M
$1.04M – $1.38M
NOI $82,984 @ 7.0% cap · market cap 6.92%
Second Best
Apartment 5plus
$1.10M
$964.4K – $1.29M
NOI $77,148 @ 7.0% cap · market cap 6.43%
Theoretical Best
Office A
$2.46M
$2.15M – $2.87M
NOI $172,134 @ 7.0% cap · market cap 14.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,285
Businesses Nearby
Explore this area
Business Placement
Demographics for 02124, MA
50,972
Population
21,264
Households
2.4
Avg Household Size
36
Median Age
31%
College-Educated
85%
High-School Grad
3.0 sq mi
ZIP Area
16,991
Density / Sq Mi
$79,168
Median Household Income
$43,483
Median Earnings
$1,783
Median Rent
$607,200
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 - Three finished levels provide two residential units with private suites, updated kitchens, decks, and in-unit laundry.
Where is this duplex located?
The property is located at 62-64 Edson St Boston, MA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: 6 bedrooms and 5 full bathrooms across three finished levels; Two units, each with a primary suite, custom kitchen, updated bathroom, and in‑unit washer/dryer; Separate and new electrical, high‑velocity HVAC, and Navien tankless water heaters
