Multifamily Property with Carriage
For Sale
$3,995,000
664 Washington St. Boston, Boston, MA 02135
Five rental units span a main residence and separate carriage house with shared laundry and flexible workspace.
Property Size6,000 SF
Price / SF$665.83
Days on Market61
Property Features for 664 Washington St. Boston
General Information
Standard status
Active
Size
6,000 SF
Total Parking Spaces
14
Property subtype
Residential Income
Zoning
2F-5000
Net Operating Income
$125,000
Taxes and HOA fees
Annual Taxes
$23,627
Building Details
Building Size
6,000 SF
Year Built
1865
Stories
3
Listed By:
Ashley Paiva
(508) 501-1443
Source:
Milestonerealtyinc
Added: Jul 7
Changed: Sep 4
Last Checked: Sep 5 at 3:52AM
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 Ashley Paiva
Investment Insights
Based on property information with market context.
This multifamily property at 664 Washington St. includes three parcels and approximately 0.73 acres. The existing configuration contains five rental units distributed between a main house and a separate carriage house. The main house includes a two-unit arrangement: one 5–6-bedroom, 2-bath unit across two floors and one 2-bedroom, 1-bath unit.
The carriage house contains two 1-bedroom, 1-bath units and one 3-bedroom, 1-bath unit. Its three residences share a common laundry room, while an adjoining open-air area features wood beams, granite elements, and 9-foot ceilings. A third parcel of approximately 0.35 acres is included next door. The property is zoned 2F-5000 and is located in Brighton near Newton Corner.
The carriage house contains two 1-bedroom, 1-bath units and one 3-bedroom, 1-bath unit. Its three residences share a common laundry room, while an adjoining open-air area features wood beams, granite elements, and 9-foot ceilings. A third parcel of approximately 0.35 acres is included next door. The property is zoned 2F-5000 and is located in Brighton near Newton Corner.
Key Highlights
- Five rental units across a main house and carriage house
- Main house includes a 5–6BR/2BA unit and a 2BR/1BA unit
- Carriage house contains two 1BR/1BA units and one 3BR/1BA unit
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
$140,952
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
3.53%
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%
$2,819,040
$2.8M
Cap Rate 7%
$2,013,600
$2.0M
Cap Rate 9%
$1,566,133
$1.6M
Market Conditions
NOI Build-Up for 6,000 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
$266.4K $44.40/SF
− Vacancy
−$10.1K −$1.69/SF
EGI
$256.3K $42.71/SF
− OpEx
−$115.3K −$19.22/SF
NOI
$141.0K $23.49/SF
Area
Boston, MA
Vacancy
3.80%
Lease Rate
$44.40 /SF/Yr
Expense Ratio
45.00%
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%
$2,819,040
Cap Rate 7%
$2,013,600
Cap Rate 9%
$1,566,133
Alternative Uses
Best Use
Apartment 5plus
$2.01M
$1.76M – $2.35M
NOI $140,952 @ 7.0% cap · market cap 3.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.49M
$3.93M – $5.24M
NOI $314,496 @ 7.0% cap · market cap 7.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,178
Businesses Nearby
Explore this area
Business Placement
Demographics for 02135, MA
47,232
Population
22,519
Households
2.1
Avg Household Size
29
Median Age
71%
College-Educated
93%
High-School Grad
2.6 sq mi
ZIP Area
18,166
Density / Sq Mi
$88,208
Median Household Income
$57,124
Median Earnings
$2,179
Median Rent
$684,000
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?
Multifamily property - Five rental units span a main residence and separate carriage house with shared laundry and flexible workspace.
Where is this multifamily property located?
The property is located at 664 Washington St. Boston Boston, MA.
What is the asking price?
The asking price for this property is $3,995,000.
What are key features of this property?
This property features: Five rental units across a main house and carriage house; Main house includes a 5–6BR/2BA unit and a 2BR/1BA unit; Carriage house contains two 1BR/1BA units and one 3BR/1BA unit
