Townhouse-Style
New
For Sale
$2,895,000
16-18-20 Plainfield St, Boston, MA 02130
Three residences feature three bedrooms, two full baths, private laundry, and dedicated garage and outdoor parking.
Property Size4,212 SF
Price / SF$687.32
Days on Market7
Property Features for 16-18-20 Plainfield St
General Information
Standard status
Active
Size
4,212 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
R3
Units
Unit Mix
3 x 3BR/2BA
Multifamily Units
3
Parking per Unit
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$19,604
Amenities
modern open-concept living spaces
hardwood floors
central air conditioning
updated kitchens
in-unit laundry
Building Details
Building Size
4,212 SF
Year Built
1990
Stories
3
Units
3
Listing Agency:
Block Realty
(617) 869-4907
Listed By:
Ad Advisors Team
(617) 869-4907
Source:
Alliancepartnersre
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 28 at 11:28AM
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 Block Realty
Investment Insights
Based on property information with market context.
This R3-zoned triplex contains three townhouse-style residences within a 4,212-square-foot property built in 1990. Each home offers three bedrooms, two full bathrooms, open-concept living areas, hardwood flooring, central air conditioning, an updated kitchen, and in-unit laundry. Every residence is assigned one garage space and one outdoor parking space.
The property is located at 16-18-20 Plainfield St in Boston’s Jamaica Plain neighborhood. Forest Hills Station and the Southwest Corridor Park are minutes away, along with local restaurants, shops, and green spaces. The three-unit configuration combines consistent residential layouts with dedicated parking and individual laundry facilities.
The property is located at 16-18-20 Plainfield St in Boston’s Jamaica Plain neighborhood. Forest Hills Station and the Southwest Corridor Park are minutes away, along with local restaurants, shops, and green spaces. The three-unit configuration combines consistent residential layouts with dedicated parking and individual laundry facilities.
Key Highlights
- Three townhouse‑style residences, each with 3 bedrooms and 2 full bathrooms
- 4,212 SF triplex built in 1990
- Each unit includes central air, hardwood floors, and an updated kitchen
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
$106,434
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
3.68%
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%
$2,128,680
$2.1M
Cap Rate 7%
$1,520,486
$1.5M
Cap Rate 9%
$1,182,600
$1.2M
Market Conditions
NOI Build-Up for 4,212 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
$159.2K $37.80/SF
− Vacancy
−$7.2K −$1.70/SF
EGI
$152.0K $36.10/SF
− OpEx
−$45.6K −$10.83/SF
NOI
$106.4K $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%
$2,128,680
Cap Rate 7%
$1,520,486
Cap Rate 9%
$1,182,600
Alternative Uses
Best Use
Multifamily LT 5
$1.52M
$1.33M – $1.77M
NOI $106,434 @ 7.0% cap · market cap 3.68%
Second Best
Apartment 5plus
$1.41M
$1.24M – $1.65M
NOI $98,948 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$3.15M
$2.76M – $3.68M
NOI $220,776 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,528
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
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Frequently Asked Questions
What type of property is this?
Triplex - Three residences feature three bedrooms, two full baths, private laundry, and dedicated garage and outdoor parking.
Where is this triplex located?
The property is located at 16-18-20 Plainfield St Boston, MA.
What is the asking price?
The asking price for this property is $2,895,000.
What are key features of this property?
This property features: Three townhouse‑style residences, each with 3 bedrooms and 2 full bathrooms; 4,212 SF triplex built in 1990; Each unit includes central air, hardwood floors, and an updated kitchen
