Two-Family Residential
For Sale
$769,900
Pending
74 Wordsworth St, Boston, MA 02128
Two-unit home with six bedrooms, two bathrooms, separated utilities, a yard, and newer gas heating.
Property Size1,980 SF
Days on Market139
Property Features for 74 Wordsworth St
General Information
Standard status
Pending
Size
1,980 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$8,226
Building Details
Building Size
1,980 SF
Year Built
1910
Listing Agency:
Century 21 Mario Real Estate
Listed By:
Team Bedoya
(617) 651-6120
Source:
Allisonmazer
Added: Apr 21
Changed: Aug 8
Last Checked: Jul 24 at 2:03PM
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 Century 21 Mario Real Estate
Investment Insights
Based on property information with market context.
This two-family residential property offers two units with a total of six bedrooms and two bathrooms. The home includes a yard and features recent mechanical work, including a newer gas heating system installed within the past four years. Utilities are separated, providing convenience for day-to-day operation.
Located at 74 Wordsworth St in Boston, MA 02128, the property is described as being near transportation, including a nearby station, along with access to local shops, restaurants, and city amenities.
The current condition is presented as a value-add opportunity, with the home described as needing some TLC and offering room for an owner-occupant or investor to add their vision.
Located at 74 Wordsworth St in Boston, MA 02128, the property is described as being near transportation, including a nearby station, along with access to local shops, restaurants, and city amenities.
The current condition is presented as a value-add opportunity, with the home described as needing some TLC and offering room for an owner-occupant or investor to add their vision.
Key Highlights
- Two‑family home in East Boston built in 1910
- 6 total bedrooms and 2 bathrooms across two units
- Newer gas heating system installed within the past 4 years
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
$50,033
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
6.50%
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%
$1,000,660
$1.0M
Cap Rate 7%
$714,757
$714.8K
Cap Rate 9%
$555,922
$555.9K
Market Conditions
NOI Build-Up for 1,980 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
$74.8K $37.80/SF
− Vacancy
−$3.4K −$1.70/SF
EGI
$71.5K $36.10/SF
− OpEx
−$21.4K −$10.83/SF
NOI
$50.0K $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%
$1,000,660
Cap Rate 7%
$714,757
Cap Rate 9%
$555,922
Alternative Uses
Best Use
Multifamily LT 5
$714.8K
$625.4K – $833.9K
NOI $50,033 @ 7.0% cap · market cap 6.50%
Second Best
Apartment 5plus
$664.5K
$581.4K – $775.2K
NOI $46,514 @ 7.0% cap · market cap 6.04%
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,784 @ 7.0% cap · market cap 13.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
723
Businesses Nearby
Explore this area
Business Placement
Demographics for 02128, MA
43,066
Population
19,124
Households
2.3
Avg Household Size
33
Median Age
38%
College-Educated
77%
High-School Grad
5.0 sq mi
ZIP Area
8,613
Density / Sq Mi
$92,079
Median Household Income
$48,549
Median Earnings
$2,009
Median Rent
$680,000
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-unit home with six bedrooms, two bathrooms, separated utilities, a yard, and newer gas heating.
Where is this duplex located?
The property is located at 74 Wordsworth St Boston, MA.
What is the asking price?
The asking price for this property is $769,900.
What are key features of this property?
This property features: Two‑family home in East Boston built in 1910; 6 total bedrooms and 2 bathrooms across two units; Newer gas heating system installed within the past 4 years
