Three-Unit Craftsman
21 John A Andrew Street, Boston, MA 02130
For Sale
New
$1,795,000
Three distinct residences combine period detailing with a separately designed upper-floor apartment.
Property Size4,176 SF
Price / SF$429.84
Days on Market5
Property Features for 21 John A Andrew Street
General Information
Standard status
Size
Property subtype
Site & Location
Neighborhood
Public Transit
Units
Unit Mix
Multifamily Units
Amenities
front gardens
bluestone patio
basement storage
attic storage
Building Details
Year Built
Year Renovated
Buildings
Construction
Listing Agency:
Focus Real Estate
Listed By:
Focus Team
Source:
Somervillelofts
Added: Nov 9
Changed: Nov 12
Last Checked: Nov 12 at 2:33PM
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 Focus Real Estate
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Investment Insights
Based on property information with market context.
This 4,176-square-foot Craftsman triplex, built in 1913, contains two three-bedroom apartments and a two-bedroom residence on the top floor. Original features include built-in cabinetry, woodwork, and Southern pine flooring. The upper residence was added in 2005 and designed by Next Phase Studios; it has 9.5-foot ceilings, maple floors, transom windows, and a large picture window facing the wooded hills of Franklin Park. More than 20 windows in each apartment bring in light and allow cross-ventilation.
The property includes basement and private attic storage, front gardens edged by low stone walls, and a bluestone patio beneath mature oak and maple trees. Parks, cafés, restaurants, and public transportation are nearby in Jamaica Plain.
The property includes basement and private attic storage, front gardens edged by low stone walls, and a bluestone patio beneath mature oak and maple trees. Parks, cafés, restaurants, and public transportation are nearby in Jamaica Plain.
Key Highlights
- Three residences: two three‑bedroom apartments and one two‑bedroom apartment
- 4,176 square feet; built in 1913
- Top‑floor residence added in 2005 and designed by Next Phase Studios
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$105,525
Cap Rate
5.88%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,110,500
$2.1M
Cap Rate 7%
$1,507,500
$1.5M
Cap Rate 9%
$1,172,500
$1.2M
Market Conditions
NOI Build-Up for 4,176 SF
Gross rent
$157.9K $37.80/SF
− Vacancy
−$7.1K −$1.70/SF
EGI
$150.7K $36.10/SF
− OpEx
−$45.2K −$10.83/SF
NOI
$105.5K $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 Rate 5%
$2,110,500
Cap Rate 7%
$1,507,500
Cap Rate 9%
$1,172,500
Alternative Uses
Best Use
Multifamily LT 5
$1.51M
$1.32M – $1.76M
NOI $105,525 @ 7.0% cap · market cap 5.88%
Second Best
Apartment 5plus
$1.40M
$1.23M – $1.64M
NOI $98,103 @ 7.0% cap · market cap 5.47%
Theoretical Best
Office A
$3.13M
$2.74M – $3.65M
NOI $218,889 @ 7.0% cap · market cap 12.19%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,814
Businesses Nearby
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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
$763,700
Median Home Value
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Market
Average Price Trend$/SF for Triplexes in Boston, MA
Properties on Market for Triplexes in Boston
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Triplex - Three distinct residences combine period detailing with a separately designed upper-floor apartment.
Where is this triplex located?
The property is located at 21 John A Andrew Street Boston, MA.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: Three residences: two three‑bedroom apartments and one two‑bedroom apartment; 4,176 square feet; built in 1913; Top‑floor residence added in 2005 and designed by Next Phase Studios
