Brick Four-Family
For Sale
$1,600,000
85 Munroe St, Boston, MA 02119
Brick quadplex with off-street parking, multiple bedrooms per unit, and tenants in place.
Property Size5,850 SF
Price / SF$273.50
Days on Market205
Property Features for 85 Munroe St
General Information
Standard status
Active
Size
5,850 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Zoning
R4
Net Operating Income
$153,600
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$12,717
Building Details
Building Size
5,850 SF
Year Built
1960
Buildings
1
Stories
4
Construction
brick
Listing Agency:
Atlantic Properties
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Feb 7
Changed: Aug 29
Last Checked: Aug 30 at 2:17PM
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.
Located at 85 Munroe St in Boston, this brick quadplex was built in 1960 and contains approximately 5,850 square feet. The four residential units each offer 4 to 6 bedrooms and 2 bathrooms, creating substantial residential layouts within the building.
The property includes an off-street parking lot accommodating approximately 8 cars and is situated near Harold Park and Malcolm X Park. It is subject to an affordable housing deed restriction with BPDA, is zoned R4, and is being offered as-is with tenants in place.
The property includes an off-street parking lot accommodating approximately 8 cars and is situated near Harold Park and Malcolm X Park. It is subject to an affordable housing deed restriction with BPDA, is zoned R4, and is being offered as-is with tenants in place.
Key Highlights
- Four‑unit brick residential building at 85 Munroe St, Boston, MA 02119
- Approximately 5,850 square feet built in 1960
- Each unit includes 4 to 6 bedrooms and 2 bathrooms
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
$137,428
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
8.59%
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%
$2,748,560
$2.7M
Cap Rate 7%
$1,963,257
$2.0M
Cap Rate 9%
$1,526,978
$1.5M
Market Conditions
NOI Build-Up for 5,850 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
$259.7K $44.40/SF
− Vacancy
−$9.9K −$1.69/SF
EGI
$249.9K $42.71/SF
− OpEx
−$112.4K −$19.22/SF
NOI
$137.4K $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%
$2,748,560
Cap Rate 7%
$1,963,257
Cap Rate 9%
$1,526,978
Alternative Uses
Best Use
Multifamily LT 5
$2.11M
$1.85M – $2.46M
NOI $147,825 @ 7.0% cap · market cap 9.24%
Second Best
Apartment 5plus
$1.96M
$1.72M – $2.29M
NOI $137,428 @ 7.0% cap · market cap 8.59%
Theoretical Best
Office A
$4.38M
$3.83M – $5.11M
NOI $306,634 @ 7.0% cap · market cap 19.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,414
Businesses Nearby
Explore this area
Business Placement
Demographics for 02119, MA
29,175
Population
12,937
Households
2.3
Avg Household Size
34
Median Age
30%
College-Educated
81%
High-School Grad
1.6 sq mi
ZIP Area
18,234
Density / Sq Mi
$43,255
Median Household Income
$38,664
Median Earnings
$1,252
Median Rent
$668,900
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?
Quadplex - Brick quadplex with off-street parking, multiple bedrooms per unit, and tenants in place.
Where is this quadplex located?
The property is located at 85 Munroe St Boston, MA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Four‑unit brick residential building at 85 Munroe St, Boston, MA 02119; Approximately 5,850 square feet built in 1960; Each unit includes 4 to 6 bedrooms and 2 bathrooms
