Renovated Triplex in South
For Sale
$1,750,000
Pending
786-788 East Sixth, Boston, MA 02127
Three-family property with renovated units, backyard, and convenient location.
Property Size2,979 SF
Lot Size0.07 Acres
Days on Market279
Property Features for 786-788 East Sixth
General Information
Standard status
Pending
Size
2,979 SF
Lot size
0.07 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$12,099
Building Details
Building Size
2,979 SF
Year Built
1900
Stories
3
Units
3
Listing Agency:
Lauchlin Real Estate Group
Listed By:
Ian Halpin · License #449596513
(617) 990-6513
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 27
Last Checked: Sep 1 at 6:55PM
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 Lauchlin Real Estate Group
Investment Insights
Based on property information with market context.
This is a three-family brick building located in the City Point area of South Boston. The property features two recently renovated upper units, each with three bedrooms and one bathroom. These units include hardwood floors, stainless steel appliances, granite counters, and working fireplaces. The first floor unit has been recently renovated to condo quality, featuring two bedrooms, one bathroom, hardwood floors, shaker style cabinetry, stainless steel appliances, and quartz countertops. The property includes a large patio with a fenced-in backyard. There is a full basement available for storage. The building is equipped with new Navien hot water systems and a two-year-old roof. The property is located steps from beaches and Castle Island, and moments from East and West Broadway with its restaurants, markets, and stores. It offers easy access to I93 and I90, as well as accessible public transit. There is potential to add parking in the rear of the property.
Key Highlights
- Prime City Point location, steps from beaches/Castle Island
- Three‑family brick building with two recently renovated 3‑bed units and a newly renovated 2‑bed unit
- Renovated units feature hardwood floors, stainless steel appliances, and granite/quartz countertops
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
$75,277
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
4.30%
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%
$1,505,540
$1.5M
Cap Rate 7%
$1,075,386
$1.1M
Cap Rate 9%
$836,411
$836.4K
Market Conditions
NOI Build-Up for 2,979 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
$112.6K $37.80/SF
− Vacancy
−$5.1K −$1.70/SF
EGI
$107.5K $36.10/SF
− OpEx
−$32.3K −$10.83/SF
NOI
$75.3K $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%
$1,505,540
Cap Rate 7%
$1,075,386
Cap Rate 9%
$836,411
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$941.0K – $1.25M
NOI $75,277 @ 7.0% cap · market cap 4.30%
Second Best
Apartment 5plus
$999.8K
$874.8K – $1.17M
NOI $69,983 @ 7.0% cap · market cap 4.00%
Theoretical Best
Office A
$2.23M
$1.95M – $2.60M
NOI $156,147 @ 7.0% cap · market cap 8.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
685
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
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-family property with renovated units, backyard, and convenient location.
Where is this triplex located?
The property is located at 786-788 East Sixth Boston, MA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Prime City Point location, steps from beaches/Castle Island; Three‑family brick building with **two recently renovated 3‑bed units and a newly renovated 2‑bed unit**; Renovated units feature **hardwood floors, stainless steel appliances, and granite/quartz countertops**
