Deleaded Duplex with Covered
For Sale
$1,199,000
83-85 Cresthill Road, Boston, MA 02135
Two apartments provide flexible layouts, private laundry and storage, plus access to a shared backyard.
Property Size2,250 SF
Price / SF$532.89
Days on Market113
Property Features for 83-85 Cresthill Road
General Information
Standard status
Active
Size
2,250 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Zoning
r2
Net Operating Income
$56,400
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,144
Amenities
covered porches
shared backyard
private laundry
storage
Building Details
Building Size
2,250 SF
Year Built
1938
Stories
2
Listing Agency:
Atlantic Properties
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 13
Changed: Aug 30
Last Checked: Aug 31 at 1:30PM
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 Atlantic Properties
Investment Insights
Based on property information with market context.
This 1938 duplex contains two apartments, each with a living area, formal dining room, eat-in kitchen, two bedrooms, and a bathroom. The second-floor unit also includes a bonus room suitable for office use. Both residences feature front and rear covered porches, while the basement provides private laundry and storage for each apartment. Gas and electric utilities are separately metered, and the property has been deleaded.
Set at 83-85 Cresthill Road in Boston, the property is within walking distance of Boston Landing and Brighton Center. Nearby Boston Landing amenities include a grocery store, gym, shops, restaurants, and a commuter rail stop. Brighton Center provides access to an express bus downtown and the 86 bus to Harvard Square. The Mass Pike and Soldier's Field Road are also readily accessible.
Set at 83-85 Cresthill Road in Boston, the property is within walking distance of Boston Landing and Brighton Center. Nearby Boston Landing amenities include a grocery store, gym, shops, restaurants, and a commuter rail stop. Brighton Center provides access to an express bus downtown and the 86 bus to Harvard Square. The Mass Pike and Soldier's Field Road are also readily accessible.
Key Highlights
- Two‑family duplex with 2,250 SF and 1938 construction
- Each apartment includes 2 bedrooms, a bathroom, living area, dining room, and eat‑in kitchen
- Second‑floor bonus room offers office space
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
$56,856
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
4.74%
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%
$1,137,120
$1.1M
Cap Rate 7%
$812,229
$812.2K
Cap Rate 9%
$631,733
$631.7K
Market Conditions
NOI Build-Up for 2,250 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
$85.1K $37.80/SF
− Vacancy
−$3.8K −$1.70/SF
EGI
$81.2K $36.10/SF
− OpEx
−$24.4K −$10.83/SF
NOI
$56.9K $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%
$1,137,120
Cap Rate 7%
$812,229
Cap Rate 9%
$631,733
Alternative Uses
Best Use
Multifamily LT 5
$812.2K
$710.7K – $947.6K
NOI $56,856 @ 7.0% cap · market cap 4.74%
Second Best
Apartment 5plus
$755.1K
$660.7K – $881.0K
NOI $52,857 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$1.68M
$1.47M – $1.97M
NOI $117,936 @ 7.0% cap · market cap 9.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,915
Businesses Nearby
Explore this area
Business Placement
Demographics for 02135, MA
47,232
Population
22,519
Households
2.1
Avg Household Size
29
Median Age
71%
College-Educated
93%
High-School Grad
2.6 sq mi
ZIP Area
18,166
Density / Sq Mi
$88,208
Median Household Income
$57,124
Median Earnings
$2,179
Median Rent
$684,000
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 apartments provide flexible layouts, private laundry and storage, plus access to a shared backyard.
Where is this duplex located?
The property is located at 83-85 Cresthill Road Boston, MA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Two‑family duplex with 2,250 SF and 1938 construction; Each apartment includes 2 bedrooms, a bathroom, living area, dining room, and eat‑in kitchen; Second‑floor bonus room offers office space
