Turn-Key 3-Unit Residential
For Sale
$1,299,000
21 Hosmer St, Boston, MA 02126
Oversized three-family with three 3-bed/1-bath units, central air, updated electrical, modern kitchens and baths, and decks.
Property Size4,056 SF
Days on Market100
Property Features for 21 Hosmer St
General Information
Standard status
Active
Size
4,056 SF
Property subtype
3 Family
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$11,949
Building Details
Building Size
4,056 SF
Year Built
1900
Listing Agency:
Stony Brook & Lennox Realty Advisors
(617) 905-4014
Listed By:
Markese Daise · License #449592899
Source:
Jonathanradford
Added: May 14
Changed: Aug 21
Last Checked: Aug 21 at 11:25AM
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 Stony Brook & Lennox Realty Advisors
Investment Insights
Based on property information with market context.
This turn-key three-family offers three expansive 3-bedroom, 1-bath apartments, with layouts that provide flexibility for how the space can be used. The building includes central air, updated electrical, hardwood floors, and modern kitchens and baths. Exterior improvements include new siding and a newer rubber roof, and decks are featured throughout the property.
The property is positioned near public transit, retail, and many amenities, supporting everyday convenience for tenants. It is described as well-maintained and features a strong in-place rent roll.
In addition to 21 Hosmer St, an identical neighboring property at 19 Hosmer St is also available. Either purchase one or secure both for a larger, scalable multi-family portfolio.
The property is positioned near public transit, retail, and many amenities, supporting everyday convenience for tenants. It is described as well-maintained and features a strong in-place rent roll.
In addition to 21 Hosmer St, an identical neighboring property at 19 Hosmer St is also available. Either purchase one or secure both for a larger, scalable multi-family portfolio.
Key Highlights
- Oversized 3‑family with three 3 bed/1 bath units
- Each unit can function as a 4‑bedroom apartment layout (per provided remarks)
- Central air, updated electrical, hardwood floors
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
$102,492
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
7.89%
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%
$2,049,840
$2.0M
Cap Rate 7%
$1,464,171
$1.5M
Cap Rate 9%
$1,138,800
$1.1M
Market Conditions
NOI Build-Up for 4,056 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
$153.3K $37.80/SF
− Vacancy
−$6.9K −$1.70/SF
EGI
$146.4K $36.10/SF
− OpEx
−$43.9K −$10.83/SF
NOI
$102.5K $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%
$2,049,840
Cap Rate 7%
$1,464,171
Cap Rate 9%
$1,138,800
Alternative Uses
Best Use
Multifamily LT 5
$1.46M
$1.28M – $1.71M
NOI $102,492 @ 7.0% cap · market cap 7.89%
Second Best
Apartment 5plus
$1.36M
$1.19M – $1.59M
NOI $95,284 @ 7.0% cap · market cap 7.34%
Theoretical Best
Office A
$3.04M
$2.66M – $3.54M
NOI $212,599 @ 7.0% cap · market cap 16.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
736
Businesses Nearby
Explore this area
Business Placement
Demographics for 02126, MA
22,734
Population
9,617
Households
2.4
Avg Household Size
38
Median Age
24%
College-Educated
87%
High-School Grad
1.8 sq mi
ZIP Area
12,630
Density / Sq Mi
$67,206
Median Household Income
$42,397
Median Earnings
$1,659
Median Rent
$515,000
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?
Triplex - Oversized three-family with three 3-bed/1-bath units, central air, updated electrical, modern kitchens and baths, and decks.
Where is this triplex located?
The property is located at 21 Hosmer St Boston, MA.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Oversized 3‑family with three 3 bed/1 bath units; Each unit can function as a 4‑bedroom apartment layout (per provided remarks); Central air, updated electrical, hardwood floors
