Three-Unit Property with Detached
For Sale
$1,190,000
74-76 Poplar, Boston, MA 02131
Identical layouts feature hardwood floors, eat-in kitchens, pantries, and front and rear balconies.
Property Size3,876 SF
Days on Market70
Property Features for 74-76 Poplar
General Information
Standard status
Active
Size
3,876 SF
Property subtype
Investment
Property Condition
Severity
Repairs Needed
Evidence
in need of remodeling
Additional Details
Public Transit
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$14,139
Amenities
front and back balconies
Building Details
Building Size
3,876 SF
Year Built
1905
Buildings
2
Stories
3
Units
3
Listing Agency:
(339) 364-0924
Listed By:
Ted Grigoriadis · License #9087549
(339) 364-0924
Source:
Elliman
Added: Jun 22
Changed: Aug 29
Last Checked: Aug 29 at 4:47PM
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 Ted Grigoriadis
Investment Insights
Based on property information with market context.
This three-unit property, built in 1905, includes a primary residence and a detached second home. All three units feature matching floor plans, hardwood flooring, generously sized eat-in kitchens with pantries, and balconies at both the front and rear. The detached house requires remodeling, offering a separate structure for renovation, guest use, rental income, or potential redevelopment subject to buyer due diligence.
Located at 74-76 Poplar in Boston’s Roslindale Square, the property has transportation access outside the door and is minutes from Forest Hills Station. Walk Score is 93, Transit Score is 61, and Bike Score is 69. Building updates include boilers installed within the past 10 years and a rubber roof that is 5 years old.
Located at 74-76 Poplar in Boston’s Roslindale Square, the property has transportation access outside the door and is minutes from Forest Hills Station. Walk Score is 93, Transit Score is 61, and Bike Score is 69. Building updates include boilers installed within the past 10 years and a rubber roof that is 5 years old.
Key Highlights
- Three‑unit property at 74‑76 Poplar, Boston, MA 02131
- Detached second home requires remodeling
- All three units have identical floor plans
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
$97,944
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
8.23%
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%
$1,958,880
$2.0M
Cap Rate 7%
$1,399,200
$1.4M
Cap Rate 9%
$1,088,267
$1.1M
Market Conditions
NOI Build-Up for 3,876 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
$146.5K $37.80/SF
− Vacancy
−$6.6K −$1.70/SF
EGI
$139.9K $36.10/SF
− OpEx
−$42.0K −$10.83/SF
NOI
$97.9K $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%
$1,958,880
Cap Rate 7%
$1,399,200
Cap Rate 9%
$1,088,267
Alternative Uses
Best Use
Multifamily LT 5
$1.40M
$1.22M – $1.63M
NOI $97,944 @ 7.0% cap · market cap 8.23%
Second Best
Apartment 5plus
$1.30M
$1.14M – $1.52M
NOI $91,055 @ 7.0% cap · market cap 7.65%
Theoretical Best
Office A
$2.90M
$2.54M – $3.39M
NOI $203,164 @ 7.0% cap · market cap 17.07%
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
1,233
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
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Frequently Asked Questions
What type of property is this?
Triplex - Identical layouts feature hardwood floors, eat-in kitchens, pantries, and front and rear balconies.
Where is this triplex located?
The property is located at 74-76 Poplar Boston, MA.
What is the asking price?
The asking price for this property is $1,190,000.
What are key features of this property?
This property features: Three‑unit property at 74‑76 Poplar, Boston, MA 02131; Detached second home requires remodeling; All three units have identical floor plans
