Three-Family Residential
For Sale
$1,380,000
Pending
36 Wenham St, Boston, MA 02130
Three-family decker offered as-is, featuring nine bedrooms and three full baths in Jamaica Plain.
Property Size4,314 SF
Lot Size0.13 Acres
Days on Market111
Property Features for 36 Wenham St
General Information
Standard status
Pending
Size
4,314 SF
Total Parking Spaces
7
Lot size
0.13 Acres
Property subtype
Residential Income
Zoning
R3
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$19,062
Building Details
Building Size
4,314 SF
Year Built
1935
Stories
3
Units
3
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty - Boston
(617) 266-4430
Listed By:
Ismail Guessous · License #9538207
(781) 605-8633
Source:
Aucoinryanrealty
Added: May 21
Changed: Aug 23
Last Checked: Jul 21 at 1:56AM
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 Coldwell Banker Realty - Boston
Investment Insights
Based on property information with market context.
This is a three-family residential property being sold as-is. The classic decker configuration provides approximately 4,314 square feet of living space across nine bedrooms and three full baths. The building sits on a 5,806 square foot lot.
The property is located in Jamaica Plain. The seller notes it is priced to reflect the work needed, offering contractors, developers, and investors a value-add opportunity.
The as-is condition supports multiple potential paths, including redeveloping, converting to condos, repositioning as market-rate rentals, or holding long-term.
The property is located in Jamaica Plain. The seller notes it is priced to reflect the work needed, offering contractors, developers, and investors a value-add opportunity.
The as-is condition supports multiple potential paths, including redeveloping, converting to condos, repositioning as market-rate rentals, or holding long-term.
Key Highlights
- Three‑family decker offered as‑is in Jamaica Plain.
- Over 4,300 sq ft with 9 bedrooms and 3 full baths across the three units.
- 5,806 sq ft lot in Jamaica Plain.
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
$108,658
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
7.87%
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%
$2,173,160
$2.2M
Cap Rate 7%
$1,552,257
$1.6M
Cap Rate 9%
$1,207,311
$1.2M
Market Conditions
NOI Build-Up for 4,300 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
$162.5K $37.80/SF
− Vacancy
−$7.3K −$1.70/SF
EGI
$155.2K $36.10/SF
− OpEx
−$46.6K −$10.83/SF
NOI
$108.7K $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%
$2,173,160
Cap Rate 7%
$1,552,257
Cap Rate 9%
$1,207,311
Alternative Uses
Best Use
Multifamily LT 5
$1.55M
$1.36M – $1.81M
NOI $108,658 @ 7.0% cap · market cap 7.87%
Second Best
Apartment 5plus
$1.44M
$1.26M – $1.68M
NOI $101,016 @ 7.0% cap · market cap 7.32%
Theoretical Best
Office A
$3.22M
$2.82M – $3.76M
NOI $225,389 @ 7.0% cap · market cap 16.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
559
Businesses Nearby
Explore this area
Business Placement
Demographics for 02130, MA
38,284
Population
18,802
Households
2
Avg Household Size
36
Median Age
73%
College-Educated
94%
High-School Grad
3.5 sq mi
ZIP Area
10,938
Density / Sq Mi
$130,533
Median Household Income
$73,238
Median Earnings
$2,434
Median Rent
$763,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Three-family decker offered as-is, featuring nine bedrooms and three full baths in Jamaica Plain.
Where is this triplex located?
The property is located at 36 Wenham St Boston, MA.
What is the asking price?
The asking price for this property is $1,380,000.
What are key features of this property?
This property features: Three‑family decker offered as‑is in Jamaica Plain.; Over 4,300 sq ft with 9 bedrooms and 3 full baths across the three units.; 5,806 sq ft lot in Jamaica Plain.
