Attached 6-Unit
For Sale
$2,999,999
3-5 Westminster Ter, Boston, MA 02119
Two attached three-unit buildings with 3- and 4-bedroom layouts, currently fully occupied with leases expiring 8/31/26.
Property Size6,462 SF
Price / SF$464.25
Days on Market96
Property Features for 3-5 Westminster Ter
General Information
Standard status
Active
Size
6,462 SF
Property subtype
Multi-Family
Zoning
R4
Occupancy
100%
Net Operating Income
$146,000
Additional Details
Multifamily Units
6
Taxes and HOA fees
Annual Taxes
$11,836
Building Details
Building Size
6,462 SF
Year Built
1930
Stories
4
Tenancy
Multi
Listing Agency:
RE/MAX Partners
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 11
Changed: Sep 13
Last Checked: Sep 14 at 7:06AM
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 RE/MAX Partners
Investment Insights
Based on property information with market context.
The property consists of two attached 3-unit buildings, for a total of six residential units. One building includes three 4-bedroom units, and the other includes three 3-bedroom units. The property is currently fully occupied, with a mix of TAW and leases, and lease expirations noted for 8/31/26.
Located in Roxbury in the City of Boston, the asset sits in an urban setting surrounded by ongoing residential and mixed-use development. Buyers should review provided financials and complete their own due diligence, as those materials are available upon request.
This configuration can suit investors, developers, or owner-operators looking for a multi-structure multifamily asset with a practical mix of unit sizes across the property. With the buildings already fully leased and a defined lease expiration date, the current occupancy status and near-term rollover timing may be particularly relevant for anyone evaluating repositioning, leasing strategy, or long-term ownership planning.
Located in Roxbury in the City of Boston, the asset sits in an urban setting surrounded by ongoing residential and mixed-use development. Buyers should review provided financials and complete their own due diligence, as those materials are available upon request.
This configuration can suit investors, developers, or owner-operators looking for a multi-structure multifamily asset with a practical mix of unit sizes across the property. With the buildings already fully leased and a defined lease expiration date, the current occupancy status and near-term rollover timing may be particularly relevant for anyone evaluating repositioning, leasing strategy, or long-term ownership planning.
Key Highlights
- Two attached 3‑unit buildings (year built 1930) in a multifamily configuration
- 3x 4‑bedroom units on one side and 3x 3‑bedroom units on the other side
- Property is currently fully occupied
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
$151,806
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
5.06%
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%
$3,036,120
$3.0M
Cap Rate 7%
$2,168,657
$2.2M
Cap Rate 9%
$1,686,733
$1.7M
Market Conditions
NOI Build-Up for 6,462 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
$286.9K $44.40/SF
− Vacancy
−$10.9K −$1.69/SF
EGI
$276.0K $42.71/SF
− OpEx
−$124.2K −$19.22/SF
NOI
$151.8K $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%
$3,036,120
Cap Rate 7%
$2,168,657
Cap Rate 9%
$1,686,733
Alternative Uses
Best Use
Apartment 5plus
$2.17M
$1.90M – $2.53M
NOI $151,806 @ 7.0% cap · market cap 5.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.84M
$4.23M – $5.65M
NOI $338,712 @ 7.0% cap · market cap 11.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
6
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,341
Businesses Nearby
Explore this area
Business Placement
Demographics for 02119, MA
29,175
Population
12,937
Households
2.3
Avg Household Size
34
Median Age
30%
College-Educated
81%
High-School Grad
1.6 sq mi
ZIP Area
18,234
Density / Sq Mi
$43,255
Median Household Income
$38,664
Median Earnings
$1,252
Median Rent
$668,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Apartment building - Two attached three-unit buildings with 3- and 4-bedroom layouts, currently fully occupied with leases expiring 8/31/26.
Where is this apartment building located?
The property is located at 3-5 Westminster Ter Boston, MA.
What is the asking price?
The asking price for this property is $2,999,999.
What are key features of this property?
This property features: Two attached 3‑unit buildings (year built 1930) in a multifamily configuration; 3x 4‑bedroom units on one side and 3x 3‑bedroom units on the other side; Property is currently fully occupied
