Three-Unit Multifamily
New
For Sale
$1,149,000
134 Proctor, Revere, MA 02151
Three apartments have separate utility meters and heating systems, along with a fenced backyard and a full basement.
Property Size3,480 SF
Days on Market4
Property Features for 134 Proctor
General Information
Standard status
Active
Size
3,480 SF
Total Parking Spaces
3
Property subtype
3 Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
3 x 3BR/1BA
Multifamily Units
3
Parking per Unit
1
Taxes and HOA fees
Annual Taxes
$9,240
Amenities
eat-in kitchens
pantries
enclosed front porches
rear decks
fenced backyard
full basement
laundry room
Building Details
Building Size
3,480 SF
Year Built
1930
Buildings
1
Listing Agency:
Dina's Realty, LLC
Listed By:
John Gallant
(617) 899-5819
Source:
Donnellyandco
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 10:45AM
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 Dina's Realty, LLC
Investment Insights
Based on property information with market context.
Built in 1930, this 3,480-square-foot triplex contains three matching apartments, each with three bedrooms, one bathroom, an eat-in kitchen, pantry, enclosed front porch, and rear deck. The second-floor residence has an updated kitchen, a separate laundry room, updated electrical, and windows replaced approximately six years ago. The third floor has fresh paint, new windows, refinished hardwood floors, and a heating system installed approximately three years ago. A new TPO roof and front brick retaining wall complement the aluminum siding. Each unit has independent heat and separately metered utilities. The property also includes a full basement with a sump basin, a fenced level backyard, and three tandem off-street parking spaces.
The property is less than two miles from the ocean, close to public transportation, and a short drive from shopping and Routes 1 and 16.
The property is less than two miles from the ocean, close to public transportation, and a short drive from shopping and Routes 1 and 16.
Key Highlights
- 3,480‑square‑foot triplex with three apartments, each offering 3 bedrooms and 1 bathroom
- Three tandem off‑street parking spaces, with one assigned per apartment
- Separate utility meters and independent heating systems for all three 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
$66,298
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
5.77%
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%
$1,325,960
$1.3M
Cap Rate 7%
$947,114
$947.1K
Cap Rate 9%
$736,644
$736.6K
Market Conditions
NOI Build-Up for 3,480 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
$100.2K $28.80/SF
− Vacancy
−$5.5K −$1.58/SF
EGI
$94.7K $27.22/SF
− OpEx
−$28.4K −$8.16/SF
NOI
$66.3K $19.05/SF
Area
Suffolk County, MA
Vacancy
5.50%
Lease Rate
$28.80 /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%
$1,325,960
Cap Rate 7%
$947,114
Cap Rate 9%
$736,644
Alternative Uses
Best Use
Multifamily LT 5
$947.1K
$828.7K – $1.10M
NOI $66,298 @ 7.0% cap · market cap 5.77%
Second Best
Apartment 5plus
$863.6K
$755.7K – $1.01M
NOI $60,452 @ 7.0% cap · market cap 5.26%
Theoretical Best
Office A
$2.06M
$1.80M – $2.40M
NOI $144,210 @ 7.0% cap · market cap 12.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,166
Businesses Nearby
Explore this area
Business Placement
Demographics for 02151, MA
62,252
Population
23,461
Households
2.7
Avg Household Size
38
Median Age
25%
College-Educated
83%
High-School Grad
5.7 sq mi
ZIP Area
10,921
Density / Sq Mi
$80,948
Median Household Income
$43,374
Median Earnings
$1,964
Median Rent
$566,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Three apartments have separate utility meters and heating systems, along with a fenced backyard and a full basement.
Where is this triplex located?
The property is located at 134 Proctor Revere, MA.
What is the asking price?
The asking price for this property is $1,149,000.
What are key features of this property?
This property features: 3,480‑square‑foot triplex with three apartments, each offering 3 bedrooms and 1 bathroom; Three tandem off‑street parking spaces, with one assigned per apartment; Separate utility meters and independent heating systems for all three units
