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    110 Old Harbor St Boston, MA 02127

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    For Sale
    $2,300,000

    Turn-key investment property with strong rents and renovated units.

    Type:Investment
    Added:
    Apr 24, 2026
    Days on Market:
    15
    Last Refresh:
    Apr 24 at 3:39 pm

    Property Features for 110 Old Harbor St

    General Information

    Standard status
    Active
    Property subtype
    Investment

    Building Details

    Year Built
    1930

    We can help!

    Listing Contact
    Tyler Mitchell

    Listing agent Tyler Mitchell

    Listing office

    Listing date Apr 24, 2026

    Source Elliman

    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

    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
    • Breathtaking roof deck views spanning from Back Bay to the beach
    • Separately metered electric and gas for each unit
    • Potential for value appreciation through condo conversion

    Overview

    Renovated Triplex Near Carson Beach

    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.
    Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boston
    County
    Suffolk
    State
    Massachusetts
    Longitude
    -71.04724
    Latitude
    42.33108

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    FAQs

    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
    (908) 797-4658
    We can help!
    Listing Contact
    Tyler Mitchell
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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