New Construction Multifamily in
For Sale
$2,025,000
Pending
80 Baxter St, Boston, MA 02127
Newly constructed three-unit multifamily property in South Boston.
Property Size2,755 SF
Lot Size0.03 Acres
Days on Market166
Property Features for 80 Baxter St
General Information
Standard status
Pending
Size
2,755 SF
Lot size
0.03 Acres
Property subtype
Investment
Building Details
Building Size
2,755 SF
Year Built
2025
Stories
3
Units
3
Listing Agency:
RE/MAX Realty Plus
(617) 438-5100
Listed By:
Jim Fitzgerald · License #9037420
(617) 438-5100
Source:
Elliman
Added: Mar 10
Changed: Aug 13
Last Checked: Aug 21 at 8:24AM
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 RE/MAX Realty Plus
Investment Insights
Based on property information with market context.
This is a newly constructed three-unit multifamily property. Each unit features high-end finishes, modern floor plans, and sleek design. The property is located near the Dot Ave Corridor, where up zoning is underway and the On the Dot development is reshaping the landscape of South Boston. The location provides access to Downtown and the shops on West Broadway via the Red Line. This property is intended for use as a residential income property.
Key Highlights
- Brand‑new 2025 construction eliminates contractor delays and high costs.
- Ultra‑luxury condo‑quality finishes throughout all three units.
- Located near the Dot Ave Corridor, poised for strong appreciation due to up zoning and the 'On the Dot' development.
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
$69,617
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
3.44%
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%
$1,392,340
$1.4M
Cap Rate 7%
$994,529
$994.5K
Cap Rate 9%
$773,522
$773.5K
Market Conditions
NOI Build-Up for 2,755 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
$104.1K $37.80/SF
− Vacancy
−$4.7K −$1.70/SF
EGI
$99.5K $36.10/SF
− OpEx
−$29.8K −$10.83/SF
NOI
$69.6K $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%
$1,392,340
Cap Rate 7%
$994,529
Cap Rate 9%
$773,522
Alternative Uses
Best Use
Multifamily LT 5
$994.5K
$870.2K – $1.16M
NOI $69,617 @ 7.0% cap · market cap 3.44%
Second Best
Apartment 5plus
$924.6K
$809.0K – $1.08M
NOI $64,721 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$2.06M
$1.81M – $2.41M
NOI $144,406 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,272
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Newly constructed three-unit multifamily property in South Boston.
Where is this triplex located?
The property is located at 80 Baxter St Boston, MA.
What is the asking price?
The asking price for this property is $2,025,000.
What are key features of this property?
This property features: Brand‑new 2025 construction eliminates contractor delays and high costs.; Ultra‑luxury condo‑quality finishes throughout all three units.; Located near the Dot Ave Corridor, poised for strong appreciation due to up zoning and the 'On the Dot' development.
