Renovated Triplex with Private
For Sale
$2,400,000
11-15 Pomeroy Street, Boston, MA 02134
Fully leased residential property with updated interiors, individual utilities, and outdoor space near neighborhood retail and commuter amenities.
Property Size3,844 SF
Price / SF$624.35
Days on Market16
Property Features for 11-15 Pomeroy Street
General Information
Standard status
Active
Size
3,844 SF
Property subtype
Multi-family
Occupancy
100%
Site & Location
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 4BR, 1 x 3BR
Multifamily Units
3
Additional Details
Cap Rate
5.6%
Amenities
in-unit washer/dryer
central air conditioning
front porch
rear deck
yard
Building Details
Year Built
1885
Buildings
1
Tenancy
Multi
Listing Agency:
The Charles Realty
Listed By:
Sarah Glovsky
(617) 236-0353
Source:
Thecharlesrealty
Added: Sep 12
Changed: Sep 26
Last Checked: Sep 26 at 8:43AM
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 The Charles Realty
Investment Insights
Based on property information with market context.
This 3,844-square-foot triplex at 11-15 Pomeroy Street includes two 4-bedroom units and one 3-bedroom unit, each with a private entrance. Renovated less than five years ago, the property features white kitchens with stainless steel appliances, stone countertops, tiled bathrooms, oak hardwood floors, in-unit washers and dryers, and central air conditioning. A front porch, large rear deck, and spacious yard add shared outdoor amenities. The building was constructed in 1885.
All three units are fully leased and supported by separate utilities, including individually metered water and sewer. The property is positioned near the North Beacon Street commercial district, with shops, restaurants, and other amenities nearby. Boston Landing provides commuter rail access along with dining, retail, entertainment, fitness, and recreation options. The location also offers access to downtown Boston and area hospitals and universities. The reported cap rate is 5.6%.
All three units are fully leased and supported by separate utilities, including individually metered water and sewer. The property is positioned near the North Beacon Street commercial district, with shops, restaurants, and other amenities nearby. Boston Landing provides commuter rail access along with dining, retail, entertainment, fitness, and recreation options. The location also offers access to downtown Boston and area hospitals and universities. The reported cap rate is 5.6%.
Key Highlights
- 3,844‑square‑foot triplex with two 4‑bedroom units and one 3‑bedroom unit
- Fully leased with a reported 5.6% cap rate
- Renovated less than five years ago
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
$97,135
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
4.05%
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%
$1,942,700
$1.9M
Cap Rate 7%
$1,387,643
$1.4M
Cap Rate 9%
$1,079,278
$1.1M
Market Conditions
NOI Build-Up for 3,844 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
$145.3K $37.80/SF
− Vacancy
−$6.5K −$1.70/SF
EGI
$138.8K $36.10/SF
− OpEx
−$41.6K −$10.83/SF
NOI
$97.1K $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%
$1,942,700
Cap Rate 7%
$1,387,643
Cap Rate 9%
$1,079,278
Alternative Uses
Best Use
Multifamily LT 5
$1.39M
$1.21M – $1.62M
NOI $97,135 @ 7.0% cap · market cap 4.05%
Second Best
Apartment 5plus
$1.29M
$1.13M – $1.51M
NOI $90,303 @ 7.0% cap · market cap 3.76%
Theoretical Best
Office A
$2.88M
$2.52M – $3.36M
NOI $201,487 @ 7.0% cap · market cap 8.40%
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
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3,381
Businesses Nearby
Explore this area
Business Placement
Demographics for 02134, MA
21,707
Population
9,027
Households
2.4
Avg Household Size
27
Median Age
76%
College-Educated
96%
High-School Grad
1.2 sq mi
ZIP Area
18,089
Density / Sq Mi
$75,317
Median Household Income
$49,275
Median Earnings
$2,269
Median Rent
$586,700
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 - Fully leased residential property with updated interiors, individual utilities, and outdoor space near neighborhood retail and commuter amenities.
Where is this triplex located?
The property is located at 11-15 Pomeroy Street Boston, MA.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 3,844‑square‑foot triplex with two 4‑bedroom units and one 3‑bedroom unit; Fully leased with a reported 5.6% cap rate; Renovated less than five years ago
