Brick Two-Family
New
For Sale
$1,380,000
7 Portina Rd, Boston, MA 02135
A finished basement, fenced yard, and off-street parking complement the above-grade living space.
Property Size3,246 SF
Price / SF$425.14
Days on Market4
Property Features for 7 Portina Rd
General Information
Standard status
Active
Size
3,246 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
R2
Net Operating Income
$117,600
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$16,615
Amenities
high ceilings
hardwood floors
fireplaces
abundant natural light
finished basement
garage bays for storage
fenced yard
Park
Window Unit(s)
Natural Gas
Full, Finished
Range, Refrigerator, Microwave, Gas Water Heater
Pantry, Storage
Wood Burning
Fenced
Paved, Off Street
Balcony, Rain Gutters
Building Details
Building Size
3,246 SF
Year Built
1926
Stories
3
Construction
brick
Listed By:
Chris Yang
(781) 414-9550
Source:
Evrealestate
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 7:33AM
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 Chris Yang
Investment Insights
Based on property information with market context.
This 1926 brick two-family property at 7 Portina Rd in Boston contains 3,246 square feet of above-grade living space. Interior features include high ceilings, hardwood floors, two fireplaces, and abundant natural light, with a finished basement adding further space. The fenced yard provides outdoor area, while two garage bays are used for storage.
Six off-street parking spaces are provided. The property is an 11-minute walk from the T.
Six off-street parking spaces are provided. The property is an 11-minute walk from the T.
Key Highlights
- 3,246 square feet of above‑grade living space
- Two‑family brick building constructed in 1926
- Two fireplaces, hardwood floors, and high ceilings
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
$82,024
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
5.94%
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%
$1,640,480
$1.6M
Cap Rate 7%
$1,171,771
$1.2M
Cap Rate 9%
$911,378
$911.4K
Market Conditions
NOI Build-Up for 3,246 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
$122.7K $37.80/SF
− Vacancy
−$5.5K −$1.70/SF
EGI
$117.2K $36.10/SF
− OpEx
−$35.2K −$10.83/SF
NOI
$82.0K $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%
$1,640,480
Cap Rate 7%
$1,171,771
Cap Rate 9%
$911,378
Alternative Uses
Best Use
Multifamily LT 5
$1.17M
$1.03M – $1.37M
NOI $82,024 @ 7.0% cap · market cap 5.94%
Second Best
Apartment 5plus
$1.09M
$953.2K – $1.27M
NOI $76,255 @ 7.0% cap · market cap 5.53%
Theoretical Best
Office A
$2.43M
$2.13M – $2.84M
NOI $170,142 @ 7.0% cap · market cap 12.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,322
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - A finished basement, fenced yard, and off-street parking complement the above-grade living space.
Where is this duplex located?
The property is located at 7 Portina Rd Boston, MA.
What is the asking price?
The asking price for this property is $1,380,000.
What are key features of this property?
This property features: 3,246 square feet of above‑grade living space; Two‑family brick building constructed in 1926; Two fireplaces, hardwood floors, and high ceilings
