Triplex with Walk-Out
For Sale
$1,200,000
Pending
100 Nightingale, Boston, MA 02124
Three apartments feature private decks, a driveway, rear yard space, and a basement with built-out rooms.
Property Size3,699 SF
Lot Size0.08 Acres
Days on Market111
Property Features for 100 Nightingale
General Information
Standard status
Pending
Size
3,699 SF
Lot size
0.08 Acres
Property subtype
3 Family
Financials
Gross Income
$130,800
Average Monthly Rent
$3,633
Units
Unit Mix
1 x 3BR/1BA, 2 x 4BR/1BA
Multifamily Units
3
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$13,195
Amenities
private decks
driveway
rear yard space
Building Details
Building Size
3,699 SF
Year Built
1905
Listing Agency:
Pondside Realty
(617) 524-6900
Listed By:
Radhy Pena
Source:
Pondsiderealty
Added: May 14
Changed: Aug 31
Last Checked: Aug 31 at 12:33AM
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 Pondside Realty
Investment Insights
Based on property information with market context.
This 1905 triplex contains 3,699 square feet of living space on a 3,325-square-foot lot. The property includes three apartments: a first-floor three-bedroom, one-bathroom unit and two four-bedroom, one-bathroom units. Private decks, a driveway, and rear yard space add usable exterior features for the occupants.
A walk-out basement provides additional built-out rooms and high ceilings. The property is in Boston’s Dorchester neighborhood, with access to major roads, highways, and supermarkets. Its three-unit configuration and established residential layout support multifamily ownership and rental use.
A walk-out basement provides additional built-out rooms and high ceilings. The property is in Boston’s Dorchester neighborhood, with access to major roads, highways, and supermarkets. Its three-unit configuration and established residential layout support multifamily ownership and rental use.
Key Highlights
- Three‑unit configuration with one three‑bedroom and two four‑bedroom apartments
- 3,699 square feet of living space on a 3,325‑square‑foot lot
- Walk‑out basement with high ceilings and built‑out rooms
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
$93,471
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
7.79%
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%
$1,869,420
$1.9M
Cap Rate 7%
$1,335,300
$1.3M
Cap Rate 9%
$1,038,567
$1.0M
Market Conditions
NOI Build-Up for 3,699 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
$139.8K $37.80/SF
− Vacancy
−$6.3K −$1.70/SF
EGI
$133.5K $36.10/SF
− OpEx
−$40.1K −$10.83/SF
NOI
$93.5K $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%
$1,869,420
Cap Rate 7%
$1,335,300
Cap Rate 9%
$1,038,567
Alternative Uses
Best Use
Multifamily LT 5
$1.34M
$1.17M – $1.56M
NOI $93,471 @ 7.0% cap · market cap 7.79%
Second Best
Apartment 5plus
$1.24M
$1.09M – $1.45M
NOI $86,897 @ 7.0% cap · market cap 7.24%
Theoretical Best
Office A
$2.77M
$2.42M – $3.23M
NOI $193,887 @ 7.0% cap · market cap 16.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
914
Businesses Nearby
Explore this area
Business Placement
Demographics for 02124, MA
50,972
Population
21,264
Households
2.4
Avg Household Size
36
Median Age
31%
College-Educated
85%
High-School Grad
3.0 sq mi
ZIP Area
16,991
Density / Sq Mi
$79,168
Median Household Income
$43,483
Median Earnings
$1,783
Median Rent
$607,200
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?
Triplex - Three apartments feature private decks, a driveway, rear yard space, and a basement with built-out rooms.
Where is this triplex located?
The property is located at 100 Nightingale Boston, MA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Three‑unit configuration with one three‑bedroom and two four‑bedroom apartments; 3,699 square feet of living space on a 3,325‑square‑foot lot; Walk‑out basement with high ceilings and built‑out rooms
