Renovated 3-Unit
For Sale
$949,000
Pending
134-136 Boxford St, Lawrence, MA 01843
Three apartments feature in-unit laundry, with finished lower-level space and a fenced backyard with deck and gazebo.
Property Size3,586 SF
Days on Market69
Property Features for 134-136 Boxford St
General Information
Standard status
Pending
Size
3,586 SF
Property subtype
Multifamily
Taxes and HOA fees
Annual Taxes
$6,698
Building Details
Building Size
3,586 SF
Year Built
1900
Listing Agency:
LAER Realty Partners
Listed By:
Robyn Magenheim
Source:
Classifiedrealtygroup
Added: Jun 24
Changed: Aug 30
Last Checked: Jul 9 at 2:23AM
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 LAER Realty Partners
Investment Insights
Based on property information with market context.
This 3,586-square-foot triplex contains three residential units, each with three bedrooms and in-unit laundry. Finished space in the lower level adds usable area beyond the apartments. The property was built in 1900 and has undergone renovations and updates, including vinyl siding, a newer roof, and heating systems that have been maintained and improved.
Located at 134-136 Boxford Street in Lawrence, the property is near schools, parks, shopping, public transportation, and highways. Exterior features include a newly fenced backyard, oversized deck, and gazebo. All three units are occupied by tenants at will.
Located at 134-136 Boxford Street in Lawrence, the property is near schools, parks, shopping, public transportation, and highways. Exterior features include a newly fenced backyard, oversized deck, and gazebo. All three units are occupied by tenants at will.
Key Highlights
- Three‑unit triplex with 3,586 square feet
- Each unit offers 3 bedrooms and in‑unit laundry
- Finished space in the lower level
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
$60,410
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
6.37%
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%
$1,208,200
$1.2M
Cap Rate 7%
$863,000
$863.0K
Cap Rate 9%
$671,222
$671.2K
Market Conditions
NOI Build-Up for 3,586 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
$90.4K $25.20/SF
− Vacancy
−$4.1K −$1.13/SF
EGI
$86.3K $24.07/SF
− OpEx
−$25.9K −$7.22/SF
NOI
$60.4K $16.85/SF
Area
Essex County, MA
Vacancy
4.50%
Lease Rate
$25.20 /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%
$1,208,200
Cap Rate 7%
$863,000
Cap Rate 9%
$671,222
Alternative Uses
Best Use
Multifamily LT 5
$863.0K
$755.1K – $1.01M
NOI $60,410 @ 7.0% cap · market cap 6.37%
Second Best
Apartment 5plus
$779.0K
$681.6K – $908.8K
NOI $54,530 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$2.12M
$1.86M – $2.48M
NOI $148,603 @ 7.0% cap · market cap 15.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,562
Businesses Nearby
Explore this area
Business Placement
Demographics for 01843, MA
28,346
Population
10,968
Households
2.6
Avg Household Size
34
Median Age
20%
College-Educated
79%
High-School Grad
3.4 sq mi
ZIP Area
8,337
Density / Sq Mi
$72,163
Median Household Income
$38,957
Median Earnings
$1,703
Median Rent
$393,700
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 apartments feature in-unit laundry, with finished lower-level space and a fenced backyard with deck and gazebo.
Where is this triplex located?
The property is located at 134-136 Boxford St Lawrence, MA.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Three‑unit triplex with 3,586 square feet; Each unit offers 3 bedrooms and in‑unit laundry; Finished space in the lower level
