Updated Triplex with
For Sale
$1,099,999
Pending
3 Arion St, Boston, MA 02125
Three residential units feature refreshed interiors and upgraded electrical service.
Property Size3,084 SF
Days on Market11
Property Features for 3 Arion St
General Information
Standard status
Pending
Size
3,084 SF
Property subtype
Investment
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$7,035
Amenities
decks
Building Details
Building Size
3,084 SF
Year Built
1905
Buildings
1
Stories
3
Units
3
Construction
triple Decker
Listing Agency:
JDS Realty Group
(857) 991-0532
Listed By:
Antonio Monteiro
(857) 991-0532
Source:
Elliman
Added: Aug 12
Changed: Aug 19
Last Checked: Aug 18 at 10:11AM
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 JDS Realty Group
Investment Insights
Based on property information with market context.
Built in 1905, this three-unit triplex includes 9 bedrooms and 3 bathrooms. Each residence has an updated kitchen and bathroom, refinished flooring, and a deck. The property also benefits from new electrical service and unit panels.
Located at 3 Arion St in Boston’s Uphams Corner, the building is near shopping, restaurants, and public transportation, with highway access nearby. WalkScore is 69, TransitScore is 74, and BikeScore is 56, providing a range of transportation options around the property.
Located at 3 Arion St in Boston’s Uphams Corner, the building is near shopping, restaurants, and public transportation, with highway access nearby. WalkScore is 69, TransitScore is 74, and BikeScore is 56, providing a range of transportation options around the property.
Key Highlights
- Three‑unit triplex with 9 bedrooms and 3 bathrooms
- Updated kitchens and bathrooms in all units
- Refinished flooring and decks throughout the units
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
$77,931
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
7.08%
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%
$1,558,620
$1.6M
Cap Rate 7%
$1,113,300
$1.1M
Cap Rate 9%
$865,900
$865.9K
Market Conditions
NOI Build-Up for 3,084 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
$116.6K $37.80/SF
− Vacancy
−$5.2K −$1.70/SF
EGI
$111.3K $36.10/SF
− OpEx
−$33.4K −$10.83/SF
NOI
$77.9K $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%
$1,558,620
Cap Rate 7%
$1,113,300
Cap Rate 9%
$865,900
Alternative Uses
Best Use
Multifamily LT 5
$1.11M
$974.1K – $1.30M
NOI $77,931 @ 7.0% cap · market cap 7.08%
Second Best
Apartment 5plus
$1.03M
$905.6K – $1.21M
NOI $72,449 @ 7.0% cap · market cap 6.59%
Theoretical Best
Office A
$2.31M
$2.02M – $2.69M
NOI $161,651 @ 7.0% cap · market cap 14.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,917
Businesses Nearby
Explore this area
Business Placement
Demographics for 02125, MA
34,926
Population
14,999
Households
2.3
Avg Household Size
32
Median Age
42%
College-Educated
87%
High-School Grad
2.2 sq mi
ZIP Area
15,875
Density / Sq Mi
$71,810
Median Household Income
$52,106
Median Earnings
$1,897
Median Rent
$645,400
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 residential units feature refreshed interiors and upgraded electrical service.
Where is this triplex located?
The property is located at 3 Arion St Boston, MA.
What is the asking price?
The asking price for this property is $1,099,999.
What are key features of this property?
This property features: Three‑unit triplex with 9 bedrooms and 3 bathrooms; Updated kitchens and bathrooms in all units; Refinished flooring and decks throughout the units
