Detached Three-Family Income
For Sale
$1,789,000
Pending
46-R H St, Boston, MA 02127
Detached three-family home with 8 bedrooms, 3 bathrooms, newer roof, and updated heating systems, delivered vacant.
Property Size3,412 SF
Lot Size0.08 Acres
Days on Market48
Property Features for 46-R H St
General Information
Standard status
Pending
Size
3,412 SF
Lot size
0.08 Acres
Property subtype
Multifamily
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$16,590
Building Details
Building Size
3,412 SF
Year Built
1890
Tenancy
Multi
Listing Agency:
Rooney Real Estate, LLC
(617) 645-5370
Listed By:
Jackie Rooney Team · License #449501011
Source:
Classifiedrealtygroup
Added: Jul 16
Changed: Aug 24
Last Checked: Aug 12 at 3:51AM
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 Rooney Real Estate, LLC
Investment Insights
Based on property information with market context.
This detached three-family home offers a total of 3,412 square feet of living space with 8 bedrooms and 3 bathrooms across the three units. The property features soaring high ceilings and includes a large garden area. It has been maintained with a newer roof and updated heating systems, and it is being delivered vacant and ready for a buyer’s cosmetic updates.
Set on a 3,588 square foot lot, the home provides outdoor space and room for potential improvements. With walk and transit accessibility reflected by a walk score of 77 and transit score of 92, the address is positioned for convenient day-to-day travel.
The property is presented as a three-family residential income building with an overall layout designed to support multiple households under one roof.
Set on a 3,588 square foot lot, the home provides outdoor space and room for potential improvements. With walk and transit accessibility reflected by a walk score of 77 and transit score of 92, the address is positioned for convenient day-to-day travel.
The property is presented as a three-family residential income building with an overall layout designed to support multiple households under one roof.
Key Highlights
- Detached three‑family home built in 1890 with 8 bedrooms and 3 bathrooms
- 3,412 SF of living space with high ceilings and a garden
- Spacious 3,588 SF lot with room for outdoor activities or expanded living
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
$86,219
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
4.82%
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%
$1,724,380
$1.7M
Cap Rate 7%
$1,231,700
$1.2M
Cap Rate 9%
$957,989
$958.0K
Market Conditions
NOI Build-Up for 3,412 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
$129.0K $37.80/SF
− Vacancy
−$5.8K −$1.70/SF
EGI
$123.2K $36.10/SF
− OpEx
−$37.0K −$10.83/SF
NOI
$86.2K $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%
$1,724,380
Cap Rate 7%
$1,231,700
Cap Rate 9%
$957,989
Alternative Uses
Best Use
Multifamily LT 5
$1.23M
$1.08M – $1.44M
NOI $86,219 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$1.15M
$1.00M – $1.34M
NOI $80,155 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$2.55M
$2.24M – $2.98M
NOI $178,843 @ 7.0% cap · market cap 10.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,052
Businesses Nearby
Explore this area
Business Placement
Demographics for 02127, MA
37,939
Population
19,495
Households
1.9
Avg Household Size
31
Median Age
69%
College-Educated
95%
High-School Grad
2.1 sq mi
ZIP Area
18,066
Density / Sq Mi
$156,373
Median Household Income
$85,444
Median Earnings
$2,435
Median Rent
$858,600
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?
Triplex - Detached three-family home with 8 bedrooms, 3 bathrooms, newer roof, and updated heating systems, delivered vacant.
Where is this triplex located?
The property is located at 46-R H St Boston, MA.
What is the asking price?
The asking price for this property is $1,789,000.
What are key features of this property?
This property features: Detached three‑family home built in 1890 with 8 bedrooms and 3 bathrooms; 3,412 SF of living space with high ceilings and a garden; Spacious 3,588 SF lot with room for outdoor activities or expanded living
