Renovated Triplex Near Carson
For Sale
$2,300,000
Pending
110 Old Harbor St, Boston, MA 02127
Turn-key investment property with strong rents and renovated units.
Property Size3,062 SF
Days on Market121
Property Features for 110 Old Harbor St
General Information
Standard status
Pending
Size
3,062 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$15,791
Building Details
Building Size
3,062 SF
Year Built
1930
Stories
3
Units
3
Listing Agency:
(908) 797-4658
Listed By:
Tyler Mitchell
(908) 797-4658
Source:
Elliman
Added: Apr 24
Changed: Aug 13
Last Checked: Aug 22 at 10:37AM
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 Tyler Mitchell
Investment Insights
Based on property information with market context.
This turn-key investment property features three units, each on annual 9/1 leases, generating strong rents, NOI, and cash flow. Electric and gas are separately metered. Each of the three units includes three bedrooms and one bathroom and has been stunningly renovated. The units are located just feet from Carson Beach. Features include granite countertops, stainless steel appliances (including microwave-vent and dishwasher), luxury vinyl wood floors, tankless hot water, in-unit washer dryer, and MassSave weatherization. All features are brand new, from the cabinets to the bathrooms. The kitchens and spacious living rooms are suited for entertaining. A massive roof deck offers views from Back Bay to the beach. The property is located streets away from destinations on Broadway, down the road from Andrew and JFK/UMASS MBTA Red Line stations, and directly on a key 11 Bus route stop, providing access to downtown and other amenities, with quick highway access. There is potential to add value through condo conversion. The property has a bikeScore of 82, a walkScore of 99, and a transitScore of 100.
Key Highlights
- High cash flow and Net Operating Income (NOI) due to strong rents and annual leases
- Completely renovated units** with modern features: granite countertops, stainless steel appliances, luxury vinyl wood floors, tankless hot water, and in‑unit washer/dryer
- Prime location: steps from Carson Beach, close to Broadway destinations, and convenient access to Andrew and JFK/UMASS MBTA Red Line stations and the 11 Bus route
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
$77,375
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
3.36%
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%
$1,547,500
$1.5M
Cap Rate 7%
$1,105,357
$1.1M
Cap Rate 9%
$859,722
$859.7K
Market Conditions
NOI Build-Up for 3,062 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
$115.7K $37.80/SF
− Vacancy
−$5.2K −$1.70/SF
EGI
$110.5K $36.10/SF
− OpEx
−$33.2K −$10.83/SF
NOI
$77.4K $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%
$1,547,500
Cap Rate 7%
$1,105,357
Cap Rate 9%
$859,722
Alternative Uses
Best Use
Multifamily LT 5
$1.11M
$967.2K – $1.29M
NOI $77,375 @ 7.0% cap · market cap 3.36%
Second Best
Apartment 5plus
$1.03M
$899.2K – $1.20M
NOI $71,933 @ 7.0% cap · market cap 3.13%
Theoretical Best
Office A
$2.29M
$2.01M – $2.67M
NOI $160,498 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,878
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 - Turn-key investment property with strong rents and renovated units.
Where is this triplex located?
The property is located at 110 Old Harbor St Boston, MA.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: High cash flow and Net Operating Income (NOI) due to strong rents and annual leases; Completely renovated units** with modern features: granite countertops, stainless steel appliances, luxury vinyl wood floors, tankless hot water, and in‑unit washer/dryer; Prime location: steps from Carson Beach, close to Broadway destinations, and convenient access to Andrew and JFK/UMASS MBTA Red Line stations and the 11 Bus route
