Rebuilt Four-Family
For Sale
$3,195,000
275 Webster, Boston, MA 02128
Four contemporary units offer in-unit laundry, updated finishes, and a fully leased configuration.
Property Size4,404 SF
Price / SF$725.48
Days on Market42
Property Features for 275 Webster
General Information
Standard status
Active
Size
4,404 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Public Transit
Yes
Sprinkler System
Yes
Multifamily Units
4
Amenities
in-unit laundry
rear granite patio
Building Details
Year Built
1900
Listing Agency:
Aura Realty Advisors
(617) 590-0448
Listed By:
Mike Preston · License #9529403
Source:
Gooddeedsrealtypartners
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 30 at 8:31PM
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 Aura Realty Advisors
Investment Insights
Based on property information with market context.
This four-unit residential income property at 275 Webster Street in Boston has been rebuilt from the studs and measures 4,404 square feet. The building includes four HVAC systems, full insulation, replacement windows, doors and sliders, upgraded 200AMP electrical service, a full sprinkler system, Hardie Plank siding, new hardwood flooring, reconstructed front steps, and a rear granite patio. Each apartment features contemporary finishes and in-unit laundry.
The property is fully leased and located in Jeffries Point, East Boston, near Piers Park, the Harborwalk, and Maverick MBTA Station. Originally built in 1900, the building combines a historic structure with extensive system and finish upgrades.
The property is fully leased and located in Jeffries Point, East Boston, near Piers Park, the Harborwalk, and Maverick MBTA Station. Originally built in 1900, the building combines a historic structure with extensive system and finish upgrades.
Key Highlights
- Fully leased four‑family property in Jeffries Point, East Boston
- 4,404‑square‑foot building rebuilt from the studs
- Four new HVAC systems with full insulation
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
$111,286
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
3.48%
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%
$2,225,720
$2.2M
Cap Rate 7%
$1,589,800
$1.6M
Cap Rate 9%
$1,236,511
$1.2M
Market Conditions
NOI Build-Up for 4,404 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
$166.5K $37.80/SF
− Vacancy
−$7.5K −$1.70/SF
EGI
$159.0K $36.10/SF
− OpEx
−$47.7K −$10.83/SF
NOI
$111.3K $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%
$2,225,720
Cap Rate 7%
$1,589,800
Cap Rate 9%
$1,236,511
Alternative Uses
Best Use
Multifamily LT 5
$1.59M
$1.39M – $1.85M
NOI $111,286 @ 7.0% cap · market cap 3.48%
Second Best
Apartment 5plus
$1.48M
$1.29M – $1.72M
NOI $103,459 @ 7.0% cap · market cap 3.24%
Theoretical Best
Office A
$3.30M
$2.89M – $3.85M
NOI $230,840 @ 7.0% cap · market cap 7.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
1,412
Businesses Nearby
Explore this area
Business Placement
Demographics for 02128, MA
43,066
Population
19,124
Households
2.3
Avg Household Size
33
Median Age
38%
College-Educated
77%
High-School Grad
5.0 sq mi
ZIP Area
8,613
Density / Sq Mi
$92,079
Median Household Income
$48,549
Median Earnings
$2,009
Median Rent
$680,000
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?
Quadplex - Four contemporary units offer in-unit laundry, updated finishes, and a fully leased configuration.
Where is this quadplex located?
The property is located at 275 Webster Boston, MA.
What is the asking price?
The asking price for this property is $3,195,000.
What are key features of this property?
This property features: Fully leased four‑family property in Jeffries Point, East Boston; 4,404‑square‑foot building rebuilt from the studs; Four new HVAC systems with full insulation
