Updated Three-Family Brick
For Sale
$1,350,000
22-A Crawford St, Boston, MA 02121
All-brick three-family with updated interiors, renovated bathrooms, recessed lighting, and tile finishes throughout.
Property Size4,986 SF
Price / SF$270.76
Days on Market113
Property Features for 22-A Crawford St
General Information
Standard status
Active
Size
4,986 SF
Property subtype
Multi-Family
Zoning
R3
Net Operating Income
$119,988
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$10,907
Building Details
Building Size
4,986 SF
Year Built
1890
Stories
3
Construction
all-brick
Listing Agency:
Winder Realty, LLC
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 21
Changed: Sep 9
Last Checked: Sep 9 at 5:37AM
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 Winder Realty, LLC
Investment Insights
Based on property information with market context.
This all-brick three-family investment property offers updated, tenant-ready interiors across all units. Each unit features an open layout designed to maximize natural light and a comfortable living flow, with contemporary high-end finishes throughout. Updates include newly renovated bathrooms, modern recessed lighting, and stylish tile work.
The exterior is well maintained, with strong curb appeal and thoughtful upgrades that support a low-hassle ownership experience. Located at 22-A Crawford St in Boston, this property is presented as a reliable income option for investors or owner-occupiers, with a ready-to-show schedule available.
The exterior is well maintained, with strong curb appeal and thoughtful upgrades that support a low-hassle ownership experience. Located at 22-A Crawford St in Boston, this property is presented as a reliable income option for investors or owner-occupiers, with a ready-to-show schedule available.
Key Highlights
- All‑brick three‑family property built in 1890
- Each unit features updated interiors with newly renovated bathrooms
- Modern recessed lighting throughout the 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
$117,131
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
8.68%
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%
$2,342,620
$2.3M
Cap Rate 7%
$1,673,300
$1.7M
Cap Rate 9%
$1,301,456
$1.3M
Market Conditions
NOI Build-Up for 4,986 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
$221.4K $44.40/SF
− Vacancy
−$8.4K −$1.69/SF
EGI
$213.0K $42.71/SF
− OpEx
−$95.8K −$19.22/SF
NOI
$117.1K $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%
$2,342,620
Cap Rate 7%
$1,673,300
Cap Rate 9%
$1,301,456
Alternative Uses
Best Use
Multifamily LT 5
$1.80M
$1.57M – $2.10M
NOI $125,993 @ 7.0% cap · market cap 9.33%
Second Best
Apartment 5plus
$1.67M
$1.46M – $1.95M
NOI $117,131 @ 7.0% cap · market cap 8.68%
Theoretical Best
Office A
$3.73M
$3.27M – $4.36M
NOI $261,346 @ 7.0% cap · market cap 19.36%
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
1,267
Businesses Nearby
Explore this area
Business Placement
Demographics for 02121, MA
28,766
Population
11,384
Households
2.5
Avg Household Size
33
Median Age
21%
College-Educated
75%
High-School Grad
1.9 sq mi
ZIP Area
15,140
Density / Sq Mi
$38,565
Median Household Income
$33,700
Median Earnings
$1,316
Median Rent
$548,100
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 - All-brick three-family with updated interiors, renovated bathrooms, recessed lighting, and tile finishes throughout.
Where is this triplex located?
The property is located at 22-A Crawford St Boston, MA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: All‑brick three‑family property built in 1890; Each unit features updated interiors with newly renovated bathrooms; Modern recessed lighting throughout the units
