Renovated Duplex with New
For Sale
$1,350,000
96 Brayton Road, Boston, MA 02135
Fully renovated two-family property with updated kitchens, in-unit laundry, and modern heating and cooling systems.
Property Size2,382 SF
Price / SF$566.75
Days on Market86
Property Features for 96 Brayton Road
General Information
Standard status
Active
Size
2,382 SF
Property subtype
Multi-Family
Zoning
R2
Net Operating Income
$88,800
Taxes and HOA fees
Annual Taxes
$10,694
Building Details
Building Size
2,382 SF
Year Built
1925
Stories
2
Listing Agency:
Coldwell Banker Realty - Boston
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 8
Changed: Aug 30
Last Checked: Sep 1 at 3:22PM
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 Coldwell Banker Realty - Boston
Investment Insights
Based on property information with market context.
This 2,382-square-foot duplex in Brighton contains two residential units with seven bedrooms overall. Renovations completed in 2025 include refreshed kitchens with quartz countertops and stainless steel appliances, in-unit laundry, updated heating and cooling systems, replacement windows, and vinyl siding. The property was built in 1925 and carries R2 zoning.
Situated on Brayton Road in Boston’s Oak Square neighborhood, the property is near public transportation, shopping, restaurants, parks, and major commuter routes. Its location also provides access to Boston employment centers and universities. The upper-level lease runs through 8/31/2026, while the two-unit configuration supports continued rental use or future owner occupancy as described in the property information.
Situated on Brayton Road in Boston’s Oak Square neighborhood, the property is near public transportation, shopping, restaurants, parks, and major commuter routes. Its location also provides access to Boston employment centers and universities. The upper-level lease runs through 8/31/2026, while the two-unit configuration supports continued rental use or future owner occupancy as described in the property information.
Key Highlights
- Two‑family duplex with 7 bedrooms
- 2,382 square feet on a 2‑unit layout
- Extensive renovations completed in 2025
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
$60,191
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
4.46%
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%
$1,203,820
$1.2M
Cap Rate 7%
$859,871
$859.9K
Cap Rate 9%
$668,789
$668.8K
Market Conditions
NOI Build-Up for 2,382 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
$90.0K $37.80/SF
− Vacancy
−$4.1K −$1.70/SF
EGI
$86.0K $36.10/SF
− OpEx
−$25.8K −$10.83/SF
NOI
$60.2K $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%
$1,203,820
Cap Rate 7%
$859,871
Cap Rate 9%
$668,789
Alternative Uses
Best Use
Multifamily LT 5
$859.9K
$752.4K – $1.00M
NOI $60,191 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$799.4K
$699.5K – $932.6K
NOI $55,958 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,855 @ 7.0% cap · market cap 9.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
622
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 - Fully renovated two-family property with updated kitchens, in-unit laundry, and modern heating and cooling systems.
Where is this duplex located?
The property is located at 96 Brayton Road Boston, MA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Two‑family duplex with 7 bedrooms; 2,382 square feet on a 2‑unit layout; Extensive renovations completed in 2025
