Boutique Hotel with SRO
New
For Sale
$1,800,000
80 Dorchester St, Boston, MA 02127
A lodging house license supports continued use as a hotel or lodging house.
Property Size2,690 SF
Days on Market5
Property Features for 80 Dorchester St
General Information
Standard status
Active
Size
2,690 SF
Property subtype
5+ Family - Rooming House
Taxes and HOA fees
Annual Taxes
$9,897
Building Details
Building Size
2,690 SF
Year Built
1910
Listing Agency:
Horvath & Tremblay
Listed By:
Kelleher - Pentore Team
Source:
Madelyngarciarealestate
Added: Oct 1
Changed: Oct 3
Last Checked: Oct 4 at 3:18PM
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 Horvath & Tremblay
Investment Insights
Based on property information with market context.
This 14-unit SRO property includes five bathrooms and 2,690 square feet of gross living area within 3,458 square feet of gross area. It is currently operated as a boutique hotel and will be delivered vacant. A lodging house license is in place, and the property may continue as a hotel or lodging house. The 0.03-acre parcel includes an on-site laundry facility for tenants.
Renovations under current ownership include windows, siding, a boiler, kitchen, common areas, and bathrooms. The kitchen has granite countertops. The landlord currently pays gas for heat and hot water, centrally metered electricity, and city water and sewer.
The property is near the Dorchester Street, East Broadway, and West Broadway intersection, in a walkable area with dining, retail, and small businesses nearby.
Renovations under current ownership include windows, siding, a boiler, kitchen, common areas, and bathrooms. The kitchen has granite countertops. The landlord currently pays gas for heat and hot water, centrally metered electricity, and city water and sewer.
The property is near the Dorchester Street, East Broadway, and West Broadway intersection, in a walkable area with dining, retail, and small businesses nearby.
Key Highlights
- 14 SRO units and five bathrooms
- 2,690 square feet of gross living area; 3,458 square feet of gross area
- 0.03‑acre parcel
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
$63,194
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
3.51%
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%
$1,263,880
$1.3M
Cap Rate 7%
$902,771
$902.8K
Cap Rate 9%
$702,156
$702.2K
Market Conditions
NOI Build-Up for 2,690 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
$119.4K $44.40/SF
− Vacancy
−$4.5K −$1.69/SF
EGI
$114.9K $42.71/SF
− OpEx
−$51.7K −$19.22/SF
NOI
$63.2K $23.49/SF
Area
Boston, MA
Vacancy
3.80%
Lease Rate
$44.40 /SF/Yr
Expense Ratio
45.00%
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%
$1,263,880
Cap Rate 7%
$902,771
Cap Rate 9%
$702,156
Alternative Uses
Best Use
Apartment 5plus
$902.8K
$789.9K – $1.05M
NOI $63,194 @ 7.0% cap · market cap 3.51%
Second Best
Hotel Hospitality
$347.0K
$303.6K – $404.8K
NOI $24,287 @ 7.0% cap · market cap 1.35%
Theoretical Best
Office A
$2.01M
$1.76M – $2.35M
NOI $140,999 @ 7.0% cap · market cap 7.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,162
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
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Hotel - A lodging house license supports continued use as a hotel or lodging house.
Where is this hotel located?
The property is located at 80 Dorchester St Boston, MA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 14 SRO units and five bathrooms; 2,690 square feet of gross living area; 3,458 square feet of gross area; 0.03‑acre parcel
