Two-Family Residence with Tandem
For Sale
$1,495,000
8-10 Henry Street, Brookline, MA 02445
Two residential units offer distinct layouts, hardwood flooring, kitchens, laundry space, and off-street parking.
Property Size2,163 SF
Price / SF$691.17
Days on Market171
Property Features for 8-10 Henry Street
General Information
Standard status
Active
Size
2,163 SF
Total Parking Spaces
3
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
M10
Taxes and HOA fees
Annual Taxes
$11,525
Amenities
No
Hardwood
Range, Dishwasher, Disposal, Refrigerator, Freezer, Washer, Dryer
2.0
Walk Out, Concrete Floor, Unfinished Basement
Pantry, Bathroom With Tub & Shower, Living Room, Dining Room, Kitchen, Laundry Room
2
2.00
Shingle
Building Details
Year Built
1927
Listing Agency:
Hammond Residential Real Estate
(617) 731-4644
Listed By:
Marika and Adam Real Estate Group
(617) 731-4644
Source:
Compass
Added: Mar 15
Changed: Aug 31
Last Checked: Aug 30 at 3:53AM
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 1927, this duplex contains 2,163 square feet arranged across two residential units. The first floor includes a living room, dining room, full bathroom, kitchen with walk-in pantry, and two bedrooms. The upper unit provides three bedrooms along with living, dining, bathroom, and kitchen areas.
Hardwood flooring, a partially unfinished basement, laundry room, and a walk-out configuration add functional space. The property includes three off-street tandem parking spaces and is zoned M10. Renovation work would be appropriate for the existing improvements.
The property is located near Brookline Village, the Green Line T, Route 9, Longwood Medical Area, universities, Jamaica Pond, and Boston.
Hardwood flooring, a partially unfinished basement, laundry room, and a walk-out configuration add functional space. The property includes three off-street tandem parking spaces and is zoned M10. Renovation work would be appropriate for the existing improvements.
The property is located near Brookline Village, the Green Line T, Route 9, Longwood Medical Area, universities, Jamaica Pond, and Boston.
Key Highlights
- Duplex with 2,163 SF and two residential units
- First‑floor unit has 2 bedrooms and a walk‑in pantry
- Second‑floor unit includes 3 bedrooms
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
$45,770
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
3.06%
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%
$915,400
$915.4K
Cap Rate 7%
$653,857
$653.9K
Cap Rate 9%
$508,556
$508.6K
Market Conditions
NOI Build-Up for 2,163 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
$68.8K $31.80/SF
− Vacancy
−$3.4K −$1.57/SF
EGI
$65.4K $30.23/SF
− OpEx
−$19.6K −$9.07/SF
NOI
$45.8K $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%
$915,400
Cap Rate 7%
$653,857
Cap Rate 9%
$508,556
Alternative Uses
Best Use
Multifamily LT 5
$653.9K
$572.1K – $762.8K
NOI $45,770 @ 7.0% cap · market cap 3.06%
Second Best
Apartment 5plus
$614.8K
$538.0K – $717.3K
NOI $43,036 @ 7.0% cap · market cap 2.88%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,634 @ 7.0% cap · market cap 6.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,193
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 residential units offer distinct layouts, hardwood flooring, kitchens, laundry space, and off-street parking.
Where is this duplex located?
The property is located at 8-10 Henry Street Brookline, MA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Duplex with 2,163 SF and two residential units; First‑floor unit has 2 bedrooms and a walk‑in pantry; Second‑floor unit includes 3 bedrooms
