Turnkey 9-Unit Brick
For Sale
$3,699,000
3146-3150 Washington St, Boston, MA 02130
Turnkey 9-unit brick apartment building with a mix of 3-bedroom and 2-bedroom layouts and three currently vacant units.
Property Size10,323 SF
Days on Market54
Property Features for 3146-3150 Washington St
General Information
Standard status
Active
Size
10,323 SF
Property subtype
5-9 Family
Occupancy
67%
Additional Details
Business Included
Yes
Multifamily Units
9
Taxes and HOA fees
Annual Taxes
$40,288
Building Details
Building Size
10,323 SF
Year Built
1910
Listing Agency:
Longwood Residential, LLC
Listed By:
Derek Young
(857) 249-5131
Source:
Bostonluxurysuburbs
Added: Jul 14
Changed: Sep 4
Last Checked: Sep 5 at 5:36AM
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 Longwood Residential, LLC
Investment Insights
Based on property information with market context.
This turnkey 9-unit brick apartment building offers a durable, low-maintenance exterior and an apartment mix designed for broad tenant appeal. The property is comprised of six units with 3 bedrooms and 1.5 baths, along with three units featuring 2 bedrooms and 1.5 baths. The asset is described as well-maintained, and it is currently generating gross annual income with three vacant units.
Located in the Egleston area of Jamaica Plain, the building is positioned just minutes from major universities, renowned hospitals, downtown Boston, and the Orange Line.
Ownership includes a clear existing unit configuration, with the 6/3-bedroom and 3/2-bedroom mix supporting leasing flexibility across the property.
Located in the Egleston area of Jamaica Plain, the building is positioned just minutes from major universities, renowned hospitals, downtown Boston, and the Orange Line.
Ownership includes a clear existing unit configuration, with the 6/3-bedroom and 3/2-bedroom mix supporting leasing flexibility across the property.
Key Highlights
- 9‑unit brick apartment building built in 1910 with a 6‑unit 3BR/1.5BA mix and 3‑unit 2BR/1.5BA mix.
- Currently generates $228,600 in gross annual income, with three units currently vacant.
- Three 3‑bedroom, 1.5‑bath units and three 2‑bedroom, 1.5‑bath units? (Correct mix: six 3BR/1.5BA and three 2BR/1.5BA).
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
$242,508
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
6.56%
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%
$4,850,160
$4.9M
Cap Rate 7%
$3,464,400
$3.5M
Cap Rate 9%
$2,694,533
$2.7M
Market Conditions
NOI Build-Up for 10,323 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
$458.3K $44.40/SF
− Vacancy
−$17.4K −$1.69/SF
EGI
$440.9K $42.71/SF
− OpEx
−$198.4K −$19.22/SF
NOI
$242.5K $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%
$4,850,160
Cap Rate 7%
$3,464,400
Cap Rate 9%
$2,694,533
Alternative Uses
Best Use
Apartment 5plus
$3.46M
$3.03M – $4.04M
NOI $242,508 @ 7.0% cap · market cap 6.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.73M
$6.76M – $9.02M
NOI $541,090 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
9
Residential units
66.7%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,808
Businesses Nearby
Explore this area
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Turnkey 9-unit brick apartment building with a mix of 3-bedroom and 2-bedroom layouts and three currently vacant units.
Where is this apartment building located?
The property is located at 3146-3150 Washington St Boston, MA.
What is the asking price?
The asking price for this property is $3,699,000.
What are key features of this property?
This property features: 9‑unit brick apartment building built in 1910 with a 6‑unit 3BR/1.5BA mix and 3‑unit 2BR/1.5BA mix.; Currently generates $228,600 in gross annual income, with three units currently vacant.; Three 3‑bedroom, 1.5‑bath units and three 2‑bedroom, 1.5‑bath units? (Correct mix: six 3BR/1.5BA and three 2BR/1.5BA).
