Well-Maintained Two-Family
For Sale
$925,000
620-622 Beech St, Boston, MA 02131
Two separate units with 2+ bedrooms and hardwood floors, plus a fenced backyard and private driveway; Unit 2 is vacant.
Property Size2,488 SF
Price / SF$371.78
Days on Market90
Property Features for 620-622 Beech St
General Information
Standard status
Active
Size
2,488 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
R2
Net Operating Income
$18,000
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,563
Building Details
Building Size
2,488 SF
Year Built
1920
Stories
2
Tenancy
Multi
Listing Agency:
Prestige Realty Experts Inc.
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 10
Changed: Sep 6
Last Checked: Sep 6 at 5:50AM
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 Prestige Realty Experts Inc.
Investment Insights
Based on property information with market context.
This well-maintained two-family home features two separate units, each offering 2+ bedrooms, hardwood floors, and flexible living space with natural light. Unit 2 will be delivered vacant, while Unit 1 is tenant-occupied, providing established rental income. Updates include a brand-new deck for Unit 2 and a new flat roof over the recently renovated front porch, with pride of ownership reflected throughout.
The property includes a fenced backyard, a private driveway, and a basement with soaring ceilings that can support substantial storage needs. Located at 620–622 Beech St in Boston (Roslindale), the home is described as convenient to shopping, dining, public transportation, and neighborhood amenities.
The property includes a fenced backyard, a private driveway, and a basement with soaring ceilings that can support substantial storage needs. Located at 620–622 Beech St in Boston (Roslindale), the home is described as convenient to shopping, dining, public transportation, and neighborhood amenities.
Key Highlights
- 1920‑built two‑family home with two separate units, each featuring 2+ bedrooms and hardwood floors
- Unit 2 will be delivered vacant, while Unit 1 is tenant‑occupied and currently generating established rental income
- Recent exterior updates include a brand‑new deck for Unit 2 and a new flat roof over the recently renovated front porch
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
$62,870
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
6.80%
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%
$1,257,400
$1.3M
Cap Rate 7%
$898,143
$898.1K
Cap Rate 9%
$698,556
$698.6K
Market Conditions
NOI Build-Up for 2,488 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
$94.0K $37.80/SF
− Vacancy
−$4.2K −$1.70/SF
EGI
$89.8K $36.10/SF
− OpEx
−$26.9K −$10.83/SF
NOI
$62.9K $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%
$1,257,400
Cap Rate 7%
$898,143
Cap Rate 9%
$698,556
Alternative Uses
Best Use
Multifamily LT 5
$898.1K
$785.9K – $1.05M
NOI $62,870 @ 7.0% cap · market cap 6.80%
Second Best
Apartment 5plus
$835.0K
$730.6K – $974.1K
NOI $58,448 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,411 @ 7.0% cap · market cap 14.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
422
Businesses Nearby
Explore this area
Business Placement
Demographics for 02131, MA
30,544
Population
13,264
Households
2.3
Avg Household Size
39
Median Age
52%
College-Educated
89%
High-School Grad
2.8 sq mi
ZIP Area
10,909
Density / Sq Mi
$109,237
Median Household Income
$65,268
Median Earnings
$1,999
Median Rent
$634,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate units with 2+ bedrooms and hardwood floors, plus a fenced backyard and private driveway; Unit 2 is vacant.
Where is this duplex located?
The property is located at 620-622 Beech St Boston, MA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 1920‑built two‑family home with two separate units, each featuring 2+ bedrooms and hardwood floors; Unit 2 will be delivered vacant, while Unit 1 is tenant‑occupied and currently generating established rental income; Recent exterior updates include a brand‑new deck for Unit 2 and a new flat roof over the recently renovated front porch
