Three-Unit Multifamily Under
For Sale
$2,025,000
Pending
80 Baxter Street, Boston, MA 02127
Residential Income, Boston, MA
Property Size2,755 SF
Lot Size0.03 Acres
Days on Market471
Property Features for 80 Baxter Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Bedrooms
4
Bathrooms
5
Full bathrooms
4
Half bathrooms
1
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 5, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bathroom 2
Directions
Google Maps
Subdivision
South Boston
Standard status
Pending
APN
1409888
Size
2,755 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2025
Building Details
Year built
2025
Floors in Building
3
Number of units
3
Listing Agency:
RE/MAX Realty Plus · RE/MAX International
(617) 268-5100
Listed By:
James Fitzgerald
(617) 268-5100
Added: May 8, 2025
Changed: Aug 20
Last Checked: Aug 21 at 10:06AM
MLS# 73372120
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This ground-up three-unit multifamily property is under construction, with a 2025 year built. The building is set on a 0.0291-acre lot and includes 2,755 square feet of total property size. Each unit is designed with modern layouts and high-end finishes, with bedrooms and multiple bathrooms reflected in the room configuration provided.
The property is located at 80 Baxter Street in Boston (02127) in Suffolk County. The surrounding area includes access to the Red Line for quick trips to Downtown, along with nearby retail on West Broadway. The property also references proximity to the Dot Ave Corridor and the On the Dot development.
With construction status marked as under construction and no completed deferred maintenance referenced, the asset is positioned for a clean, new-build ownership period starting from delivery.
The property is located at 80 Baxter Street in Boston (02127) in Suffolk County. The surrounding area includes access to the Red Line for quick trips to Downtown, along with nearby retail on West Broadway. The property also references proximity to the Dot Ave Corridor and the On the Dot development.
With construction status marked as under construction and no completed deferred maintenance referenced, the asset is positioned for a clean, new-build ownership period starting from delivery.
Key Highlights
- Ground‑up three‑unit multifamily property under construction
- Year built 2025
- 0.0291‑acre lot size
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
Lease Details
Multi-tenant
Tenancy
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
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Frequently Asked Questions
What type of property is this?
Triplex - Ground-up three-unit multifamily property on a small lot, under construction with a 2025 build date in Boston.
Where is this triplex located?
The property is located at 80 Baxter Street 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: Ground‑up three‑unit multifamily property under construction; Year built 2025; 0.0291‑acre lot size
