Triplex with Off-Street
New
For Sale
$1,299,999
78 Brooks St, Boston, MA 02135
Each apartment has laundry, gas heating and hot water, cooking facilities, and hardwood flooring.
Property Size3,228 SF
Lot Size0.10 Acres
Price / SF$402.73
Days on Market2
Property Features for 78 Brooks St
General Information
Standard status
Active
Size
3,228 SF
Total Parking Spaces
1
Lot size
0.10 Acres
Property subtype
Investment
Additional Details
Public Transit
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$11,769
Amenities
in-unit washer/dryer
city view
Building Details
Building Size
3,228 SF
Year Built
1910
Buildings
1
Stories
3
Units
3
Listing Agency:
Jacob Realty, LLC
(617) 750-7760
Listed By:
Jose Feliciano
(617) 750-7760
Source:
Elliman
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 6:53AM
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 Jacob Realty, LLC
Investment Insights
Based on property information with market context.
Located at 78 Brooks St in Boston, this three-unit residence was built in 1910 and occupies three levels. The property contains 3,228 sq. ft. of above-grade living area within a 13-room configuration that includes 7 bedrooms and 3 full bathrooms. Each apartment has its own washer and dryer, gas heating, hot water, cooking facilities, and hardwood flooring.
The home sits on a 0.1-acre lot and includes off-street parking for 1 car. The top-floor apartment has a city view. Oak Square and Brighton Center are identified as the surrounding areas, with local universities, hospitals, and retail shops contributing to rental demand. Walk Score is 49, Transit Score is 43, and Bike Score is 29.
The home sits on a 0.1-acre lot and includes off-street parking for 1 car. The top-floor apartment has a city view. Oak Square and Brighton Center are identified as the surrounding areas, with local universities, hospitals, and retail shops contributing to rental demand. Walk Score is 49, Transit Score is 43, and Bike Score is 29.
Key Highlights
- 3,228 sq. ft. of above‑grade living area across 3 levels
- 13‑room layout with 7 bedrooms and 3 full bathrooms
- Three apartments, each with a washer and dryer
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
$81,569
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
6.27%
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%
$1,631,380
$1.6M
Cap Rate 7%
$1,165,271
$1.2M
Cap Rate 9%
$906,322
$906.3K
Market Conditions
NOI Build-Up for 3,228 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
$122.0K $37.80/SF
− Vacancy
−$5.5K −$1.70/SF
EGI
$116.5K $36.10/SF
− OpEx
−$35.0K −$10.83/SF
NOI
$81.6K $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%
$1,631,380
Cap Rate 7%
$1,165,271
Cap Rate 9%
$906,322
Alternative Uses
Best Use
Multifamily LT 5
$1.17M
$1.02M – $1.36M
NOI $81,569 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$1.08M
$947.9K – $1.26M
NOI $75,832 @ 7.0% cap · market cap 5.83%
Theoretical Best
Office A
$2.42M
$2.11M – $2.82M
NOI $169,199 @ 7.0% cap · market cap 13.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,306
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?
Triplex - Each apartment has laundry, gas heating and hot water, cooking facilities, and hardwood flooring.
Where is this triplex located?
The property is located at 78 Brooks St Boston, MA.
What is the asking price?
The asking price for this property is $1,299,999.
What are key features of this property?
This property features: 3,228 sq. ft. of above‑grade living area across 3 levels; 13‑room layout with 7 bedrooms and 3 full bathrooms; Three apartments, each with a washer and dryer
