Six-Unit Apartment
For Sale
$2,100,000
803-805 Hyde Park Ave, Boston, MA 02136
Three-story property with separately metered utilities and updated mechanical systems in Boston’s Hyde Park area.
Property Size5,616 SF
Lot Size0.10 Acres
Price / SF$373.93
Days on Market10
Property Features for 803-805 Hyde Park Ave
General Information
Standard status
Active
Size
5,616 SF
Total Parking Spaces
4
Lot size
0.10 Acres
Property subtype
Multifamily
Occupancy
100%
Net Operating Income
$127,900
Additional Details
Gross Income
$177,600
Multifamily Units
6
Taxes and HOA fees
Annual Taxes
$11,136
Building Details
Building Size
5,616 SF
Year Built
1920
Buildings
1
Stories
3
Construction
Wood Frame
Tenancy
Multi
Listing Agency:
Northeast Realty + Co.
Listed By:
Christopher Chadzynski
(617) 249-7141
Source:
Classifiedrealtygroup
Added: Sep 18
Changed: Sep 25
Last Checked: Sep 26 at 4:09AM
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 Northeast Realty + Co.
Investment Insights
Based on property information with market context.
Built in 1920, this three-story wood-frame apartment property contains six units and 5,616 square feet of living area on a 4,203-square-foot lot. The building is fully occupied by market-rate tenants under tenant-at-will arrangements. Gas and electric service are separately metered, with tenants paying those utilities; ownership covers water, sewer, and common-area electric.
Building improvements include a rubber roof and vinyl windows installed around 2000, four gas steam boilers replaced in 2018, updated hot water tanks in every unit, and circuit breaker panels serving each apartment. Lead certificates are on file with the City of Boston. The property is located at 803-805 Hyde Park Ave near bus routes, with access to Roslindale Village and Hyde Park commuter rail stations, the Arnold Arboretum, Roslindale Square dining, and downtown Boston.
Building improvements include a rubber roof and vinyl windows installed around 2000, four gas steam boilers replaced in 2018, updated hot water tanks in every unit, and circuit breaker panels serving each apartment. Lead certificates are on file with the City of Boston. The property is located at 803-805 Hyde Park Ave near bus routes, with access to Roslindale Village and Hyde Park commuter rail stations, the Arnold Arboretum, Roslindale Square dining, and downtown Boston.
Key Highlights
- Six‑unit, three‑story apartment building at 803‑805 Hyde Park Ave, Boston
- 5,616 sq ft of living area on a 4,203 sq ft lot
- 100% occupied by market‑rate tenants; all tenant‑at‑will
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
$131,931
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
6.28%
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%
$2,638,620
$2.6M
Cap Rate 7%
$1,884,729
$1.9M
Cap Rate 9%
$1,465,900
$1.5M
Market Conditions
NOI Build-Up for 5,616 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
$249.4K $44.40/SF
− Vacancy
−$9.5K −$1.69/SF
EGI
$239.9K $42.71/SF
− OpEx
−$107.9K −$19.22/SF
NOI
$131.9K $23.49/SF
Area
Boston, MA
Vacancy
3.80%
Lease Rate
$44.40 /SF/Yr
Expense Ratio
45.00%
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%
$2,638,620
Cap Rate 7%
$1,884,729
Cap Rate 9%
$1,465,900
Alternative Uses
Best Use
Apartment 5plus
$1.88M
$1.65M – $2.20M
NOI $131,931 @ 7.0% cap · market cap 6.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.21M
$3.68M – $4.91M
NOI $294,368 @ 7.0% cap · market cap 14.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
6
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
489
Businesses Nearby
Explore this area
Business Placement
Demographics for 02136, MA
35,102
Population
14,031
Households
2.5
Avg Household Size
39
Median Age
32%
College-Educated
88%
High-School Grad
4.6 sq mi
ZIP Area
7,631
Density / Sq Mi
$96,862
Median Household Income
$50,793
Median Earnings
$1,772
Median Rent
$566,300
Median Home Value
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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?
Apartment building - Three-story property with separately metered utilities and updated mechanical systems in Boston’s Hyde Park area.
Where is this apartment building located?
The property is located at 803-805 Hyde Park Ave Boston, MA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Six‑unit, three‑story apartment building at 803‑805 Hyde Park Ave, Boston; 5,616 sq ft of living area on a 4,203 sq ft lot; 100% occupied by market‑rate tenants; all tenant‑at‑will
