Duplex with Owned Solar
For Sale
$949,000
Pending
73 Westbourne Street, Boston, MA 02131
Two-unit residential property with a garage, enclosed porch, basement storage, and original interior details.
Property Size2,569 SF
Days on Market148
Property Features for 73 Westbourne Street
General Information
Standard status
Pending
Size
2,569 SF
Total Parking Spaces
2
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
res
Net Operating Income
$13,800
Taxes and HOA fees
Annual Taxes
$9,742
Amenities
Yes, 2.00
No
Wood, Tile, Vinyl, Hardwood
Range, Dishwasher, Refrigerator, Washer, Dryer
2.0
Insulated Windows, Screens
Full, Concrete Floor
Bathroom With Tub & Shower, Ceiling Fan(s), Bathroom With Tub, Living Room, Dining Room, Kitchen
2
2.00
City View(s), Yes
Frame
Shingle
Corner Lot, Sloped
Rain Gutters, Screens, Porch - Enclosed
Enclosed
Building Details
Year Built
1935
Listing Agency:
Vogt Realty Group, LLC
Listed By:
Maureen Hayes Rossi · License #113614
(617) 327-1050
Source:
Compass
Added: Apr 8
Changed: Sep 2
Last Checked: Aug 31 at 10:04PM
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 Vogt Realty Group, LLC
Investment Insights
Based on property information with market context.
This 2,569-square-foot duplex dates to 1935 and is arranged for two residential units. The property includes spacious rooms, 9-foot ceilings, hardwood flooring in most rooms, and original kitchens and bathrooms. Insulated windows, a full concrete-floor basement, an enclosed porch, and a two-car garage add functional space. Owned solar panels are also installed.
The first-floor unit is occupied by a long-term tenant at will, while current photographs depict the second floor. The property carries residential zoning and includes seasonal city views from its elevated setting. It is located near commuter rail service and shops, with access to the surrounding Roslindale and West Roxbury areas.
The basement offers substantial ceiling height for storage or additional expansion, subject to applicable approvals. A sloped corner-lot setting and shingle-clad frame construction further define the property.
The first-floor unit is occupied by a long-term tenant at will, while current photographs depict the second floor. The property carries residential zoning and includes seasonal city views from its elevated setting. It is located near commuter rail service and shops, with access to the surrounding Roslindale and West Roxbury areas.
The basement offers substantial ceiling height for storage or additional expansion, subject to applicable approvals. A sloped corner-lot setting and shingle-clad frame construction further define the property.
Key Highlights
- 2,569 SF duplex built in 1935
- Two residential units with a first‑floor tenant at will
- Owned solar panels
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
$64,917
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
6.84%
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%
$1,298,340
$1.3M
Cap Rate 7%
$927,386
$927.4K
Cap Rate 9%
$721,300
$721.3K
Market Conditions
NOI Build-Up for 2,569 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
$97.1K $37.80/SF
− Vacancy
−$4.4K −$1.70/SF
EGI
$92.7K $36.10/SF
− OpEx
−$27.8K −$10.83/SF
NOI
$64.9K $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%
$1,298,340
Cap Rate 7%
$927,386
Cap Rate 9%
$721,300
Alternative Uses
Best Use
Multifamily LT 5
$927.4K
$811.5K – $1.08M
NOI $64,917 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$862.2K
$754.4K – $1.01M
NOI $60,351 @ 7.0% cap · market cap 6.36%
Theoretical Best
Office A
$1.92M
$1.68M – $2.24M
NOI $134,657 @ 7.0% cap · market cap 14.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,028
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with a garage, enclosed porch, basement storage, and original interior details.
Where is this duplex located?
The property is located at 73 Westbourne Street Boston, MA.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: 2,569 SF duplex built in 1935; Two residential units with a first‑floor tenant at will; Owned solar panels
