Two-Family Residential Income
861 East Broadway Boston, MA 02127
861 East Broadway, Boston, MA, 02127
$1,799,000
For Sale
$1,799,000
Two distinct units with in-unit laundry, private rear decks, and a shared backyard, with recent mechanical and exterior updates.
Property Size2,478 SF
Price / SF$725.99
Days on Market161
Property Features for 861 East Broadway
General Information
- Standard status
- Active
- Size
- 2,478 SF
- Property subtype
- Multi-family / 2 Family
Building Details
- Year Built
- 1900
Listing agency
Joyce Lebedew Real Estate
(617) 269-6400
Listed by
Joyce Lebedew · License #9048309
(617) 269-6400
Source
Compass
Added: Feb 10 Updated: Jul 20 at 3:58PM Checked: Jul 21 at 6:42AM
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 Joyce Lebedew Real Estate
Investment Insights
Based on property information with market context.
This well-maintained, free-standing two-family home presents two separate, livable layouts. Unit 1 features a front-facing living room, an eat-in kitchen, 1.5 bathrooms, king and queen sized bedrooms, in-unit laundry, a back deck, and access to a sizable backyard. Unit 2 offers an open living concept with a modern kitchen with granite countertops and stainless steel appliances, king and queen sized bedrooms, one updated bathroom, and a private rear deck. The top-floor unit also includes in-unit laundry, a walk-in closet, and hardwood floors.
The property is conveniently located along the bus route, with the beach described as two blocks away and nearby access to restaurants, bars, and coffee shops along East Broadway.
Recent updates noted include newer hot water tanks, a new deck on Unit 2 in 2024, new windows in Unit 1 in 2025, and various appliances replaced within the last five years.
The property is conveniently located along the bus route, with the beach described as two blocks away and nearby access to restaurants, bars, and coffee shops along East Broadway.
Recent updates noted include newer hot water tanks, a new deck on Unit 2 in 2024, new windows in Unit 1 in 2025, and various appliances replaced within the last five years.
Key Highlights
- Eastside free‑standing two‑family with 2 units offering in‑unit laundry in both #1 and #2
- Unit #2 features an open living concept with a modern kitchen with granite countertops and stainless steel appliances
- Unit #1 includes a spacious front‑facing living room, eat‑in kitchen, 1.5 bathrooms, and access to a sizable fenced backyard
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $93.7k | $37.80 |
| − Vacancy | −$4.2k | −$1.70 |
| EGI | $89.5k | $36.10 |
| − OpEx | −$26.8k | −$10.83 |
| NOI | $62.6k | $25.27 |
2,478 SF · lease $37.80/SF/yr · vacancy 4.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$894.5K
$782.7K – $1.04M
NOI $62,617 @ 7.0% cap · market cap 3.48%
Second Best
Apartment 5plus
$831.6K
$727.7K – $970.2K
NOI $58,213 @ 7.0% cap · market cap 3.24%
Theoretical Best
Office A
$1.86M
$1.62M – $2.16M
NOI $129,887 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Two distinct units with in-unit laundry, private rear decks, and a shared backyard, with recent mechanical and exterior updates.
Where is this duplex located?
The property is located at 861 East Broadway Boston, MA.
What is the asking price?
The asking price for this property is $1,799,000.
What are key features of this property?
This property features: Eastside free‑standing two‑family with 2 units offering in‑unit laundry in both #1 and #2; Unit #2 features an open living concept with a modern kitchen with granite countertops and stainless steel appliances; Unit #1 includes a spacious front‑facing living room, eat‑in kitchen, 1.5 bathrooms, and access to a sizable fenced backyard
