Victorian Duplex with Two
New
For Sale
$2,895,000
71 Addington Road, Brookline, MA 02445
Two separately entered residences feature flexible layouts, updated bathrooms, substantial storage, and a spacious landscaped yard.
Property Size4,805 SF
Price / SF$602.50
Days on Market7
Property Features for 71 Addington Road
General Information
Standard status
Active
Size
4,805 SF
Property subtype
Multi-family
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
yard
Building Details
Year Built
1900
Buildings
1
Construction
Victorian
Listing Agency:
Hammond Residential Real Estate
(617) 875-1291
Listed By:
Kate Vicksell
(617) 875-1291
Source:
Hammondre
Added: Aug 25
Changed: Aug 29
Last Checked: Aug 30 at 6:38PM
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 Hammond Residential Real Estate
Investment Insights
Based on property information with market context.
Built in 1900, this Victorian duplex contains two residences with private entrances positioned on opposite sides of the home. The front unit includes high ceilings, hardwood floors, original woodwork, fireplaces, bay windows, a formal dining room, updated kitchen, laundry area, four bedrooms, and two full bathrooms. The second residence offers an eat-in kitchen with two adjoining pantries, a living room, reading nook, half bathroom, three bedrooms, and a full bathroom. Storage is provided throughout both units, and the property includes a spacious yard suited to gardening.
The home is located at 71 Addington Road in Brookline, near walking paths, the recently renovated Schick Park, Runkle School, Brookline High, shops, restaurants, public transportation, Star Market, and Whole Foods.
The home is located at 71 Addington Road in Brookline, near walking paths, the recently renovated Schick Park, Runkle School, Brookline High, shops, restaurants, public transportation, Star Market, and Whole Foods.
Key Highlights
- Two‑unit configuration with private entrances on opposite sides of the home
- Built in 1900 with Victorian architectural details, including bay windows, fireplaces, moldings, and original woodwork
- Front residence includes 4 bedrooms, 2 full bathrooms, and an updated kitchen
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
$101,676
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
3.51%
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%
$2,033,520
$2.0M
Cap Rate 7%
$1,452,514
$1.5M
Cap Rate 9%
$1,129,733
$1.1M
Market Conditions
NOI Build-Up for 4,805 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
$152.8K $31.80/SF
− Vacancy
−$7.5K −$1.57/SF
EGI
$145.3K $30.23/SF
− OpEx
−$43.6K −$9.07/SF
NOI
$101.7K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$2,033,520
Cap Rate 7%
$1,452,514
Cap Rate 9%
$1,129,733
Alternative Uses
Best Use
Multifamily LT 5
$1.45M
$1.27M – $1.69M
NOI $101,676 @ 7.0% cap · market cap 3.51%
Second Best
Apartment 5plus
$1.37M
$1.20M – $1.59M
NOI $95,603 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$2.84M
$2.49M – $3.32M
NOI $199,118 @ 7.0% cap · market cap 6.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,294
Businesses Nearby
Explore this area
Business Placement
Demographics for 02445, MA
22,499
Population
10,016
Households
2.2
Avg Household Size
36
Median Age
86%
College-Educated
98%
High-School Grad
2.6 sq mi
ZIP Area
8,653
Density / Sq Mi
$145,878
Median Household Income
$76,514
Median Earnings
$2,779
Median Rent
$1,218,000
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?
Duplex - Two separately entered residences feature flexible layouts, updated bathrooms, substantial storage, and a spacious landscaped yard.
Where is this duplex located?
The property is located at 71 Addington Road Brookline, MA.
What is the asking price?
The asking price for this property is $2,895,000.
What are key features of this property?
This property features: Two‑unit configuration with private entrances on opposite sides of the home; Built in 1900 with Victorian architectural details, including bay windows, fireplaces, moldings, and original woodwork; Front residence includes 4 bedrooms, 2 full bathrooms, and an updated kitchen
