Oversized Two-Family
3 Ware Street Boston, MA 02125
3 Ware Street, Boston, MA, 02125
$1,030,000
For Sale
$1,030,000
Two-unit property with in-unit laundry, central A/C, recent roof and siding, and ample on-site parking.
Property Size3,506 SF
Price / SF$293.78
Days on Market56
Property Features for 3 Ware Street
General Information
- Standard status
- Active
- Size
- 3,506 SF
- Property subtype
- Multi-family
Building Details
- Year Built
- 1894
Listing agency
EVO Real Estate Group,LLC
Listed by
Brian Quijada
(617) 394-8648
Source
Unitboston
Added: May 28 Updated: Jul 21 at 12:02AM Checked: Jul 22 at 6:54AM
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 EVO Real Estate Group,LLC
Investment Insights
Based on property information with market context.
An oversized two-family residence with a total two-unit layout, offering Unit 1 spread across two floors with four bedrooms and 2.5 baths. The home highlights early 19th-century details including wide staircases, soaring ceilings, intricate woodwork, and original hardwood floors, and includes in-unit laundry and central A/C. Unit 2 provides a two-bedroom, one-bath configuration. The property is described as lead compliant and with separate utilities, as tenants pay their own gas and electric while the landlord pays water and sewer.
The home sits prominently in the Upham’s Corner area, with access to Downtown Boston and public transit, including being about 0.8 miles to the Savin Hill T Station. The exterior improvements noted include a roof and fresh siding completed in recent years, and the property provides ample parking on site. Additional space is noted as having potential for an ADU, subject to applicable requirements.
Gross income is currently described as $7,000 per month with minimal overhead and no immediate capital expenses, with group showings beginning 6/6. To arrange participation, the listing agent should be contacted as indicated.
The home sits prominently in the Upham’s Corner area, with access to Downtown Boston and public transit, including being about 0.8 miles to the Savin Hill T Station. The exterior improvements noted include a roof and fresh siding completed in recent years, and the property provides ample parking on site. Additional space is noted as having potential for an ADU, subject to applicable requirements.
Gross income is currently described as $7,000 per month with minimal overhead and no immediate capital expenses, with group showings beginning 6/6. To arrange participation, the listing agent should be contacted as indicated.
Key Highlights
- Oversized two‑family built in 1894 on Upham’s Corner with two separate tenant units and ample on‑site parking
- Unit 1: 4 bedrooms, 2.5 baths, two floors with in‑unit laundry and central A/C; original hardwood floors and early craftsmanship details
- Unit 2: 2 bedrooms, 1 bath layout
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $132.5k | $37.80 |
| − Vacancy | −$6.0k | −$1.70 |
| EGI | $126.6k | $36.10 |
| − OpEx | −$38.0k | −$10.83 |
| NOI | $88.6k | $25.27 |
3,506 SF · lease $37.80/SF/yr · vacancy 4.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$1.27M
$1.11M – $1.48M
NOI $88,594 @ 7.0% cap · market cap 8.60%
Second Best
Apartment 5plus
$1.18M
$1.03M – $1.37M
NOI $82,363 @ 7.0% cap · market cap 8.00%
Theoretical Best
Office A
$2.63M
$2.30M – $3.06M
NOI $183,770 @ 7.0% cap · market cap 17.84%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Northmen Builders
Construction Company
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Two-unit property with in-unit laundry, central A/C, recent roof and siding, and ample on-site parking.
Where is this duplex located?
The property is located at 3 Ware Street Boston, MA.
What is the asking price?
The asking price for this property is $1,030,000.
What are key features of this property?
This property features: Oversized two‑family built in 1894 on Upham’s Corner with two separate tenant units and ample on‑site parking; Unit 1: 4 bedrooms, 2.5 baths, two floors with in‑unit laundry and central A/C; original hardwood floors and early craftsmanship details; Unit 2: 2 bedrooms, 1 bath layout
