Gutted 4-Story Duplex Income
658 E Fifth Boston, MA 02127
658 E Fifth, Boston, MA, 02127
$1,299,000
For Sale
$1,299,000
Fully gutted 4-story brownstone with two duplex units ready for framing, with approvals for a change in occupancy.
Property Size3,000 SF
Price / SF$433
Days on Market70
Property Features for 658 E Fifth
General Information
- Standard status
- Active
- Size
- 3,000 SF
- Property subtype
- Multi-family
Building Details
- Year Built
- 1900
Listing agency
Lauchlin Real Estate Group
Listed by
Ian Halpin
(978) 922-3683
Source
Jbarrettrealty
Added: May 14 Updated: Jul 21 at 1:42AM Checked: Jul 21 at 6:33AM
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 Lauchlin Real Estate Group
Investment Insights
Based on property information with market context.
This 4-story brownstone at 658 E Fifth in Boston, MA 02127 is fully gutted and ready for framing as part of a complete rehabilitation. The building is being positioned for a two-family setup with 2 duplex units to be finished, with both units described as 3-bed configurations.
According to the information provided, all City of Boston approvals have been secured to change occupancy from a single-family arrangement to a 2-family, and the property will be delivered with a permit in hand to start work day one. Pictures and approved drawings are available upon request and will be attached to the listing as they are provided. A parking option is also noted and can be discussed.
The property is currently in a rehab-ready condition, making it suitable for buyers and contractors looking to complete the buildout per the approved plans.
According to the information provided, all City of Boston approvals have been secured to change occupancy from a single-family arrangement to a 2-family, and the property will be delivered with a permit in hand to start work day one. Pictures and approved drawings are available upon request and will be attached to the listing as they are provided. A parking option is also noted and can be discussed.
The property is currently in a rehab-ready condition, making it suitable for buyers and contractors looking to complete the buildout per the approved plans.
Key Highlights
- Fully gutted 4‑story brownstone (Year built 1900) ready for framing
- Planned conversion to a 2‑family with 2 duplex units
- Each duplex unit planned as 3‑bed configuration
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $113.4k | $37.80 |
| − Vacancy | −$5.1k | −$1.70 |
| EGI | $108.3k | $36.10 |
| − OpEx | −$32.5k | −$10.83 |
| NOI | $75.8k | $25.27 |
3,000 SF · lease $37.80/SF/yr · vacancy 4.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$947.6K – $1.26M
NOI $75,808 @ 7.0% cap · market cap 5.84%
Second Best
Apartment 5plus
$1.01M
$881.0K – $1.17M
NOI $70,476 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$2.25M
$1.97M – $2.62M
NOI $157,248 @ 7.0% cap · market cap 12.11%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Fully gutted 4-story brownstone with two duplex units ready for framing, with approvals for a change in occupancy.
Where is this duplex located?
The property is located at 658 E Fifth Boston, MA.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Fully gutted 4‑story brownstone (Year built 1900) ready for framing; Planned conversion to a 2‑family with 2 duplex units; Each duplex unit planned as 3‑bed configuration
