Two-Family Residential Income
For Sale
$2,299,000
79 Winthrop Road, Brookline, MA 02445
Two distinct units offer a top-floor 3-bedroom duplex and a single-level 2-bedroom plan with office space.
Property Size3,161 SF
Price / SF$727.30
Days on Market138
Property Features for 79 Winthrop Road
General Information
Standard status
Active
Size
3,161 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
RES
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$24,212
Building Details
Building Size
3,161 SF
Year Built
1922
Stories
4
Listing Agency:
REMAX Executive Realty
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 1
Changed: Sep 15
Last Checked: Sep 15 at 6:05AM
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 REMAX Executive Realty
Investment Insights
Based on property information with market context.
First time in 30+ years, this Washington Square 2-family property offers approximately 5,749 SF gross living area and hillside views oriented toward Back Bay and downtown Boston. Unit #2 is a top-floor 3-bedroom duplex. Unit #1 is a large single-level floor-through layout with two bedrooms, an office, and one bathroom.
Located near Driscoll School and Runkle School, and only a few blocks from Brookline High School, the property is also within walking distance of Washington Square and Brookline Village. A walk up the path leads to Schick Park, which features a grassy ball field, basketball court, and playground, supporting an everyday neighborhood setting with nearby cafes and restaurants.
Located near Driscoll School and Runkle School, and only a few blocks from Brookline High School, the property is also within walking distance of Washington Square and Brookline Village. A walk up the path leads to Schick Park, which features a grassy ball field, basketball court, and playground, supporting an everyday neighborhood setting with nearby cafes and restaurants.
Key Highlights
- Two‑unit Brookline property built in 1922 with 5,749 SF gross building area
- Unit #2: top‑floor 3‑bedroom duplex layout
- Unit #1: single‑level plan with 2 bedrooms plus an office and 1 bath
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
$66,888
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
2.91%
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%
$1,337,760
$1.3M
Cap Rate 7%
$955,543
$955.5K
Cap Rate 9%
$743,200
$743.2K
Market Conditions
NOI Build-Up for 3,161 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
$100.5K $31.80/SF
− Vacancy
−$5.0K −$1.57/SF
EGI
$95.6K $30.23/SF
− OpEx
−$28.7K −$9.07/SF
NOI
$66.9K $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%
$1,337,760
Cap Rate 7%
$955,543
Cap Rate 9%
$743,200
Alternative Uses
Best Use
Multifamily LT 5
$955.5K
$836.1K – $1.11M
NOI $66,888 @ 7.0% cap · market cap 2.91%
Second Best
Apartment 5plus
$898.5K
$786.2K – $1.05M
NOI $62,893 @ 7.0% cap · market cap 2.74%
Theoretical Best
Office A
$1.87M
$1.64M – $2.18M
NOI $130,991 @ 7.0% cap · market cap 5.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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
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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 distinct units offer a top-floor 3-bedroom duplex and a single-level 2-bedroom plan with office space.
Where is this duplex located?
The property is located at 79 Winthrop Road Brookline, MA.
What is the asking price?
The asking price for this property is $2,299,000.
What are key features of this property?
This property features: Two‑unit Brookline property built in 1922 with 5,749 SF gross building area; Unit #2: top‑floor 3‑bedroom duplex layout; Unit #1: single‑level plan with 2 bedrooms plus an office and 1 bath
