Four-Unit Multifamily
For Sale
$2,500,000
31-33 Lothrop St, Boston, MA 02135
Residential Income, Boston, MA
Property Size4,779 SF
Lot Size0.14 Acres
Price / SF$523.12
Days on Market48
Property Features for 31-33 Lothrop St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R4
Bedrooms
16
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 1, Bedroom 9, Bathroom 7, Bedroom 5, Bedroom 14, Bedroom 13, Bathroom 6, Bedroom 10, Bathroom 4, Bedroom 6, Bedroom 8, Bedroom 15, Bathroom 2, Bedroom 3, Bathroom 5, Bathroom 3, Bedroom 7, Bedroom 1, Bedroom 2, Bedroom 11, Bedroom 4, Bedroom 16, Bedroom 12, Bathroom 8
Parking
6
Directions
Leo M Birmingham to Waverly St to Portsmouth St to Lothrop St
Subdivision
Allston
Standard status
Active
APN
W:22 P:00694 S:000,1213618
Size
4,779 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
13080
Building Details
Year built
1910
Floors in Building
6
Number of units
4
Listing Agency:
Keller Williams Realty
(617) 969-9000
Listed By:
Keller Williams
(617) 969-9000
Added: Jul 15
Changed: Aug 19
Last Checked: Aug 31 at 12:06PM
MLS# 73549910
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 4,779-square-foot quadplex, built in 1910, contains four residential units on a 0.1361-acre lot. The unit mix includes two five-bedroom, three-bath residences and two three-bedroom, one-bath residences, for a total of 16 bedrooms and 8 bathrooms. One apartment is vacant, while the remaining units are occupied.
The property is in Brighton, within walking distance of Boston Landing and its commuter rail station. Stop & Shop and The Stockyard Restaurant are also nearby, with local bus service at Market & Lothrop. The Mass Pike is accessible by car, and the property is zoned R4.
The property is in Brighton, within walking distance of Boston Landing and its commuter rail station. Stop & Shop and The Stockyard Restaurant are also nearby, with local bus service at Market & Lothrop. The Mass Pike is accessible by car, and the property is zoned R4.
Key Highlights
- Four‑unit quadplex with 16 bedrooms and 8 bathrooms
- 4,779 square feet on a 0.1361‑acre lot
- Unit mix includes two 5‑bedroom, 3‑bath units and two 3‑bedroom, 1‑bath 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
$120,762
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
4.83%
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%
$2,415,240
$2.4M
Cap Rate 7%
$1,725,171
$1.7M
Cap Rate 9%
$1,341,800
$1.3M
Market Conditions
NOI Build-Up for 4,779 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
$180.6K $37.80/SF
− Vacancy
−$8.1K −$1.70/SF
EGI
$172.5K $36.10/SF
− OpEx
−$51.8K −$10.83/SF
NOI
$120.8K $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%
$2,415,240
Cap Rate 7%
$1,725,171
Cap Rate 9%
$1,341,800
Alternative Uses
Best Use
Multifamily LT 5
$1.73M
$1.51M – $2.01M
NOI $120,762 @ 7.0% cap · market cap 4.83%
Second Best
Apartment 5plus
$1.60M
$1.40M – $1.87M
NOI $112,268 @ 7.0% cap · market cap 4.49%
Theoretical Best
Office A
$3.58M
$3.13M – $4.17M
NOI $250,496 @ 7.0% cap · market cap 10.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,661
Businesses Nearby
Explore this area
Business Placement
Demographics for 02135, MA
47,232
Population
22,519
Households
2.1
Avg Household Size
29
Median Age
71%
College-Educated
93%
High-School Grad
2.6 sq mi
ZIP Area
18,166
Density / Sq Mi
$88,208
Median Household Income
$57,124
Median Earnings
$2,179
Median Rent
$684,000
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?
Quadplex - Four residential units include varied bedroom layouts, R4 zoning, and one currently vacant apartment.
Where is this quadplex located?
The property is located at 31-33 Lothrop St Boston, MA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Four‑unit quadplex with 16 bedrooms and 8 bathrooms; 4,779 square feet on a 0.1361‑acre lot; Unit mix includes two 5‑bedroom, 3‑bath units and two 3‑bedroom, 1‑bath units
