Three-Unit Triplex with Private
For Sale
$1,049,000
9 Sumner Sq, Boston, MA 02125
Each residence has two bedrooms, in-unit laundry, and pantry storage.
Property Size3,483 SF
Price / SF$301.18
Days on Market162
Property Features for 9 Sumner Sq
General Information
Standard status
Active
Size
3,483 SF
Property subtype
Multi-Family
Zoning
R3
Net Operating Income
$27,600
Units
Unit Mix
3 x 2BR
Multifamily Units
3
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$13,008
Amenities
hardwood floors
pantry space
private decks
in-unit laundry
Building Details
Building Size
3,483 SF
Year Built
1905
Stories
3
Listing Agency:
Engel & Volkers Oceanside
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Mar 26
Changed: Sep 2
Last Checked: Sep 2 at 2:42PM
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 Engel & Volkers Oceanside
Investment Insights
Based on property information with market context.
This three-unit residential property contains matching two-bedroom layouts, hardwood flooring, generously sized bedrooms, pantry storage, and a private deck for each residence. In-unit laundry adds convenience, while recent interior painting supports immediate occupancy. The property was built in 1905 and is zoned R3.
Two units are vacant, creating flexibility for an owner-occupant or multigenerational household while leaving one unit occupied. The property is near Dorchester Ave and Columbia Rd, with access to the Red Line, Commuter Rail, and bus service connecting to Downtown Boston and the Seaport. Restaurants, cafes, parks, and everyday amenities are also nearby.
Two units are vacant, creating flexibility for an owner-occupant or multigenerational household while leaving one unit occupied. The property is near Dorchester Ave and Columbia Rd, with access to the Red Line, Commuter Rail, and bus service connecting to Downtown Boston and the Seaport. Restaurants, cafes, parks, and everyday amenities are also nearby.
Key Highlights
- Three‑unit property with two‑bedroom layouts in each residence
- Two units currently vacant for owner occupancy or multigenerational living
- Private decks and in‑unit laundry provided for each unit
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
$88,013
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
8.39%
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%
$1,760,260
$1.8M
Cap Rate 7%
$1,257,329
$1.3M
Cap Rate 9%
$977,922
$977.9K
Market Conditions
NOI Build-Up for 3,483 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
$131.7K $37.80/SF
− Vacancy
−$5.9K −$1.70/SF
EGI
$125.7K $36.10/SF
− OpEx
−$37.7K −$10.83/SF
NOI
$88.0K $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%
$1,760,260
Cap Rate 7%
$1,257,329
Cap Rate 9%
$977,922
Alternative Uses
Best Use
Multifamily LT 5
$1.26M
$1.10M – $1.47M
NOI $88,013 @ 7.0% cap · market cap 8.39%
Second Best
Apartment 5plus
$1.17M
$1.02M – $1.36M
NOI $81,823 @ 7.0% cap · market cap 7.80%
Theoretical Best
Office A
$2.61M
$2.28M – $3.04M
NOI $182,565 @ 7.0% cap · market cap 17.40%
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
1,736
Businesses Nearby
Explore this area
Business Placement
Demographics for 02125, MA
34,926
Population
14,999
Households
2.3
Avg Household Size
32
Median Age
42%
College-Educated
87%
High-School Grad
2.2 sq mi
ZIP Area
15,875
Density / Sq Mi
$71,810
Median Household Income
$52,106
Median Earnings
$1,897
Median Rent
$645,400
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 residence has two bedrooms, in-unit laundry, and pantry storage.
Where is this triplex located?
The property is located at 9 Sumner Sq Boston, MA.
What is the asking price?
The asking price for this property is $1,049,000.
What are key features of this property?
This property features: Three‑unit property with two‑bedroom layouts in each residence; Two units currently vacant for owner occupancy or multigenerational living; Private decks and in‑unit laundry provided for each unit
