Three-Unit Residential Income
For Sale
$1,699,000
1-3 O St, Boston, MA 02127
Vacant three-unit income property featuring private deck access to a shared backyard.
Property Size3,561 SF
Price / SF$477.11
Days on Market52
Property Features for 1-3 O St
General Information
Standard status
Active
Size
3,561 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
3
Amenities
private deck
backyard
Building Details
Year Built
1890
Tenancy
Multi
Listing Agency:
Joyce Lebedew Real Estate
Listed By:
Joyce Lebedew · License #9048309
(617) 594-1449
Source:
Amyliptonrealestate
Added: Jul 24
Changed: Sep 8
Last Checked: Sep 12 at 2:24PM
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.
Offered for sale is a three-unit residential income property with a total building size over 3,500 square feet. The building includes three spacious units configured as 3 bedrooms, 3 bedrooms, and 2 bedrooms, with each unit providing private deck access to the backyard. The property is being delivered vacant and is presented for the first time in over 50 years.
The legal address is 1-3 O Street, located on the corner of O Street and East First Street on Boston’s East Side. The property is described as two blocks to Farragut Road and is noted as being in close proximity to the beach, parks, and a dog park. It is also reported to be directly on a bus route for access to major transit.
The configuration of private decks off the units and the availability of vacancy present a straightforward setup for an owner or investor looking to lease the space following delivery.
The legal address is 1-3 O Street, located on the corner of O Street and East First Street on Boston’s East Side. The property is described as two blocks to Farragut Road and is noted as being in close proximity to the beach, parks, and a dog park. It is also reported to be directly on a bus route for access to major transit.
The configuration of private decks off the units and the availability of vacancy present a straightforward setup for an owner or investor looking to lease the space following delivery.
Key Highlights
- Vacant three‑family (delivered vacant) with 3,500+ SF of total living area
- Unit configuration: 3 bed, 3 bed, and 2 bed
- Each unit has private deck access to the shared backyard
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
$89,984
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
5.30%
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%
$1,799,680
$1.8M
Cap Rate 7%
$1,285,486
$1.3M
Cap Rate 9%
$999,822
$999.8K
Market Conditions
NOI Build-Up for 3,561 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
$134.6K $37.80/SF
− Vacancy
−$6.1K −$1.70/SF
EGI
$128.5K $36.10/SF
− OpEx
−$38.6K −$10.83/SF
NOI
$90.0K $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%
$1,799,680
Cap Rate 7%
$1,285,486
Cap Rate 9%
$999,822
Alternative Uses
Best Use
Multifamily LT 5
$1.29M
$1.12M – $1.50M
NOI $89,984 @ 7.0% cap · market cap 5.30%
Second Best
Apartment 5plus
$1.20M
$1.05M – $1.39M
NOI $83,655 @ 7.0% cap · market cap 4.92%
Theoretical Best
Office A
$2.67M
$2.33M – $3.11M
NOI $186,653 @ 7.0% cap · market cap 10.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,207
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Vacant three-unit income property featuring private deck access to a shared backyard.
Where is this triplex located?
The property is located at 1-3 O St Boston, MA.
What is the asking price?
The asking price for this property is $1,699,000.
What are key features of this property?
This property features: Vacant three‑family (delivered vacant) with 3,500+ SF of total living area; Unit configuration: 3 bed, 3 bed, and 2 bed; Each unit has private deck access to the shared backyard
