Brick Duplex with Detached
For Sale
$1,150,000
740-742 VFW Parkway, Boston, MA 02132
Two separate apartments offer laundry hookups, enclosed rear balconies, and individually metered gas and electric service.
Property Size3,688 SF
Days on Market11
Property Features for 740-742 VFW Parkway
General Information
Standard status
Active
Size
3,688 SF
Property subtype
Multifamily
Amenities
2 spacious 3 bed / 1.5 bath apartments
Garage and off-street parking
Close to public transportation and highways
Building Details
Building Size
3,688 SF
Units
2
Listing Agency:
Marcus & Millichap Real Estate Investment Services
Listed By:
Tony Pepdjonovic · License #License(s): MA: 9525302
(617) 896-7277
Source:
Marcusmillichap
Added: Sep 16
Changed: Sep 20
Last Checked: Sep 24 at 6:36AM
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 Marcus & Millichap Real Estate Investment Services
Investment Insights
Based on property information with market context.
Delivered vacant, this 2,352-square-foot brick duplex contains two three-bedroom apartments, each with one full and one half bath. Both residences include laundry hookups, enclosed rear balconies, and separate gas and electric service. A full basement provides additional storage, while the detached garage accommodates two vehicles and has its own electrical service. The home was built in 1950.
The property occupies a 11,381-square-foot lot, or 0.26 acres, with a backyard. It is located in West Roxbury near Brookline and is 0.9 miles from Highland Station on the Needham Line. Shopping, dining, and other amenities are also nearby.
The property occupies a 11,381-square-foot lot, or 0.26 acres, with a backyard. It is located in West Roxbury near Brookline and is 0.9 miles from Highland Station on the Needham Line. Shopping, dining, and other amenities are also nearby.
Key Highlights
- Delivered vacant two‑family duplex with two 3‑bedroom, 1.5‑bath apartments
- 2,352 SF building on a 11,381‑square‑foot lot, or 0.26 acres
- Detached 2‑car garage with electricity
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
$93,193
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
8.10%
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%
$1,863,860
$1.9M
Cap Rate 7%
$1,331,329
$1.3M
Cap Rate 9%
$1,035,478
$1.0M
Market Conditions
NOI Build-Up for 3,688 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
$139.4K $37.80/SF
− Vacancy
−$6.3K −$1.70/SF
EGI
$133.1K $36.10/SF
− OpEx
−$39.9K −$10.83/SF
NOI
$93.2K $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%
$1,863,860
Cap Rate 7%
$1,331,329
Cap Rate 9%
$1,035,478
Alternative Uses
Best Use
Multifamily LT 5
$1.33M
$1.16M – $1.55M
NOI $93,193 @ 7.0% cap · market cap 8.10%
Second Best
Apartment 5plus
$1.24M
$1.08M – $1.44M
NOI $86,639 @ 7.0% cap · market cap 7.53%
Theoretical Best
Office A
$2.76M
$2.42M – $3.22M
NOI $193,310 @ 7.0% cap · market cap 16.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
623
Businesses Nearby
Explore this area
Business Placement
Demographics for 02132, MA
27,111
Population
11,967
Households
2.3
Avg Household Size
44
Median Age
64%
College-Educated
95%
High-School Grad
4.9 sq mi
ZIP Area
5,533
Density / Sq Mi
$139,545
Median Household Income
$75,760
Median Earnings
$2,140
Median Rent
$714,000
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 - Two separate apartments offer laundry hookups, enclosed rear balconies, and individually metered gas and electric service.
Where is this duplex located?
The property is located at 740-742 VFW Parkway Boston, MA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Delivered vacant two‑family duplex with two 3‑bedroom, 1.5‑bath apartments; 2,352 SF building on a 11,381‑square‑foot lot, or 0.26 acres; Detached 2‑car garage with electricity
