Three-Unit Home with Dual
For Sale
$1,229,000
4464-4468 Washington St, Boston, MA 02131
R3-zoned residential property with flexible layouts, separate heating systems, and outdoor space for each residence.
Property Size3,390 SF
Price / SF$362.54
Days on Market219
Property Features for 4464-4468 Washington St
General Information
Standard status
Active
Size
3,390 SF
Property subtype
Multi-Family
Zoning
R3
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$11,840
Amenities
decks
false
Window Unit(s), Individual, Other
Hot Water, Natural Gas
Tile, Hardwood
Range, Dishwasher, Disposal, Microwave, Refrigerator
Pantry, Open Floorplan, Internet Available - Broadband, Kitchen, Living RM/Dining RM Combo
City
Fenced
No
Yes
Rubber
Balcony/Deck
Public Transportation
Building Details
Year Built
1920
Stories
3
Listing Agency:
eXp Realty
(888) 854-7493
Listed By:
Charles Roderick · License #119670
Source:
Arborviewrealtyinc
Added: Jan 25
Changed: Aug 30
Last Checked: Aug 30 at 12:48PM
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 eXp Realty
Investment Insights
Based on property information with market context.
Built in 1920, this 3,390-square-foot triplex contains three residential units, each arranged in a flexible five-room layout that can accommodate three bedrooms or an expanded two-bedroom configuration. Each residence includes an entry foyer, combined living and dining area, kitchen with eating bar and separate pantry, front deck access, and a second rear deck. Updated kitchens and baths, hardwood floors, high ceilings, and bay windows are featured throughout the property. Separate boilers allow each unit to have its own heating system.
The property is located at 4464-4468 Washington St in Boston’s 02131 ZIP code and is identified as R3 zoning. Additional features include fenced exterior space, public transportation access, broadband availability, and kitchens equipped with ranges, dishwashers, disposals, microwaves, and refrigerators. The units are currently occupied by long-term tenants.
The property is located at 4464-4468 Washington St in Boston’s 02131 ZIP code and is identified as R3 zoning. Additional features include fenced exterior space, public transportation access, broadband availability, and kitchens equipped with ranges, dishwashers, disposals, microwaves, and refrigerators. The units are currently occupied by long-term tenants.
Key Highlights
- 3,390‑square‑foot triplex built in 1920
- Three units with flexible five‑room layouts
- Front and rear decks serve each unit
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
$85,663
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
6.97%
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%
$1,713,260
$1.7M
Cap Rate 7%
$1,223,757
$1.2M
Cap Rate 9%
$951,811
$951.8K
Market Conditions
NOI Build-Up for 3,390 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
$128.1K $37.80/SF
− Vacancy
−$5.8K −$1.70/SF
EGI
$122.4K $36.10/SF
− OpEx
−$36.7K −$10.83/SF
NOI
$85.7K $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%
$1,713,260
Cap Rate 7%
$1,223,757
Cap Rate 9%
$951,811
Alternative Uses
Best Use
Multifamily LT 5
$1.22M
$1.07M – $1.43M
NOI $85,663 @ 7.0% cap · market cap 6.97%
Second Best
Apartment 5plus
$1.14M
$995.5K – $1.33M
NOI $79,638 @ 7.0% cap · market cap 6.48%
Theoretical Best
Office A
$2.54M
$2.22M – $2.96M
NOI $177,690 @ 7.0% cap · market cap 14.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
826
Businesses Nearby
Explore this area
Business Placement
Demographics for 02131, MA
30,544
Population
13,264
Households
2.3
Avg Household Size
39
Median Age
52%
College-Educated
89%
High-School Grad
2.8 sq mi
ZIP Area
10,909
Density / Sq Mi
$109,237
Median Household Income
$65,268
Median Earnings
$1,999
Median Rent
$634,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - R3-zoned residential property with flexible layouts, separate heating systems, and outdoor space for each residence.
Where is this triplex located?
The property is located at 4464-4468 Washington St Boston, MA.
What is the asking price?
The asking price for this property is $1,229,000.
What are key features of this property?
This property features: 3,390‑square‑foot triplex built in 1920; Three units with flexible five‑room layouts; Front and rear decks serve each unit
