Six-Unit Apartment
New
For Sale
$3,750,000
19-21 Buttonwood St, Boston, MA 02125
Six residences offer private outdoor space, in-unit laundry, and individual tankless hot water systems.
Property Size5,800 SF
Price / SF$646.55
Days on Market4
Property Features for 19-21 Buttonwood St
General Information
Standard status
Active
Size
5,800 SF
Total Parking Spaces
4
Property subtype
5+ Family - 5+ Units Up/Down
Units
Unit Mix
6 x 2BR/2BA
Multifamily Units
6
Additional Details
Gross Income
$264,000
Public Transit
Yes
Amenities
private roof decks
in-unit laundry
Building Details
Building Size
5,800 SF
Year Built
1905
Buildings
1
Listing Agency:
IVerty Realty, LLC
Listed By:
Mela Dieujuste · License #452508574
(413) 786-0584
Source:
Iverty
Added: Sep 10
Changed: Sep 12
Last Checked: Sep 12 at 2:52PM
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 IVerty Realty, LLC
Investment Insights
Based on property information with market context.
This 5,800-square-foot apartment property contains six two-bedroom, two-bath residences. Interior features include quartz kitchen counters with islands, stainless steel appliances, shaker cabinetry, hardwood flooring, recessed lighting, oversized windows, and open living areas. Each unit includes in-unit laundry, a tankless hot water system, a walk-in closet in the primary bedroom, and an en-suite bath with double vanities and a frameless glass shower. Private outdoor areas serve all six residences, including four roof decks with ocean and city views. Basement storage provides six large areas, and the parking area accommodates up to four cars.
The property is located at 19-21 Buttonwood St in Boston’s JFK/UMASS Savin Hill neighborhood. JFK/UMASS T Station is a five-minute walk away, with area parks, South Boston beaches, South Bay shopping center, and restaurants along Dot Ave and in South Boston nearby.
The property is located at 19-21 Buttonwood St in Boston’s JFK/UMASS Savin Hill neighborhood. JFK/UMASS T Station is a five-minute walk away, with area parks, South Boston beaches, South Bay shopping center, and restaurants along Dot Ave and in South Boston nearby.
Key Highlights
- Six 2 Bed/2 Bath Units
- 5,800 SF apartment property at 19‑21 Buttonwood St
- Private outdoor space for all six 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
$136,254
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
3.63%
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%
$2,725,080
$2.7M
Cap Rate 7%
$1,946,486
$1.9M
Cap Rate 9%
$1,513,933
$1.5M
Market Conditions
NOI Build-Up for 5,800 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
$257.5K $44.40/SF
− Vacancy
−$9.8K −$1.69/SF
EGI
$247.7K $42.71/SF
− OpEx
−$111.5K −$19.22/SF
NOI
$136.3K $23.49/SF
Area
Boston, MA
Vacancy
3.80%
Lease Rate
$44.40 /SF/Yr
Expense Ratio
45.00%
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%
$2,725,080
Cap Rate 7%
$1,946,486
Cap Rate 9%
$1,513,933
Alternative Uses
Best Use
Apartment 5plus
$1.95M
$1.70M – $2.27M
NOI $136,254 @ 7.0% cap · market cap 3.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.34M
$3.80M – $5.07M
NOI $304,013 @ 7.0% cap · market cap 8.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
1,418
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?
Apartment building - Six residences offer private outdoor space, in-unit laundry, and individual tankless hot water systems.
Where is this apartment building located?
The property is located at 19-21 Buttonwood St Boston, MA.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: Six 2 Bed/2 Bath Units; 5,800 SF apartment property at 19‑21 Buttonwood St; Private outdoor space for all six units
