Residential Income Property with Park
For Sale
$1,499,000
9 M, Boston, MA 02127
Light-filled home with flexible rooms, fireplaces, and direct views toward Medal of Honor Park.
Property Size1,908 SF
Price / SF$785.64
Days on Market40
Property Features for 9 M
General Information
Standard status
Active
Size
1,908 SF
Property subtype
Apartment
Amenities
Range
Dishwasher
Refrigerator
Washer
Dryer
Central Air
2 Fireplaces
Forced Air
2.0 Stories
$14,711 Taxes
Public
Built in 2013
Building Details
Year Built
2013
Listing Agency:
Commonwealth Standard Realty Advisors
(617) 286-6855
Listed By:
Gundersheim Group Real Estate
Source:
Donahuere
Added: Jul 15
Changed: Aug 17
Last Checked: Aug 22 at 3:33AM
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 Commonwealth Standard Realty Advisors
Investment Insights
Based on property information with market context.
This residential income property is a 1,908-square-foot home built in 2013, offering three bedrooms, an office or nursery, and 2.5 baths. The interior includes an open living and dining arrangement, a gas fireplace with stone surround, and a primary suite with its own fireplace. Large windows bring natural light throughout the residence while framing views of Medal of Honor Park.
The kitchen is equipped with stainless appliances, extensive cabinetry, and substantial preparation space. Located at 9 M in Boston, the property combines a flexible residential layout with park-facing outlooks and a well-defined set of living and entertaining areas.
The kitchen is equipped with stainless appliances, extensive cabinetry, and substantial preparation space. Located at 9 M in Boston, the property combines a flexible residential layout with park-facing outlooks and a well-defined set of living and entertaining areas.
Key Highlights
- 1,908 sq ft home built in 2013
- Three bedrooms plus an office or nursery
- 2.5 baths and a primary suite with fireplace
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
$44,823
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
2.99%
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%
$896,460
$896.5K
Cap Rate 7%
$640,329
$640.3K
Cap Rate 9%
$498,033
$498.0K
Market Conditions
NOI Build-Up for 1,908 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
$84.7K $44.40/SF
− Vacancy
−$3.2K −$1.69/SF
EGI
$81.5K $42.71/SF
− OpEx
−$36.7K −$19.22/SF
NOI
$44.8K $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%
$896,460
Cap Rate 7%
$640,329
Cap Rate 9%
$498,033
Alternative Uses
Best Use
Apartment 5plus
$640.3K
$560.3K – $747.1K
NOI $44,823 @ 7.0% cap · market cap 2.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,010 @ 7.0% cap · market cap 6.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,570
Businesses Nearby
Explore this area
Business Placement
Demographics for 02127, MA
37,939
Population
19,495
Households
1.9
Avg Household Size
31
Median Age
69%
College-Educated
95%
High-School Grad
2.1 sq mi
ZIP Area
18,066
Density / Sq Mi
$156,373
Median Household Income
$85,444
Median Earnings
$2,435
Median Rent
$858,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Light-filled home with flexible rooms, fireplaces, and direct views toward Medal of Honor Park.
Where is this residential income property located?
The property is located at 9 M Boston, MA.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: 1,908 sq ft home built in 2013; Three bedrooms plus an office or nursery; 2.5 baths and a primary suite with fireplace
