Triplex with Irrigated Enclosed
New
For Sale
$1,995,000
93 Easton St, Boston, MA 02134
Three separately metered residences feature matching three-bedroom layouts, updated kitchens, hardwood floors, and high ceilings.
Property Size3,663 SF
Days on Market5
Property Features for 93 Easton St
General Information
Standard status
Active
Size
3,663 SF
Property subtype
Investment
Units
Unit Mix
3 x 3BR/1BA
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$19,932
Amenities
private fenced-in yard with irrigation
composite decking
coin-op laundry
large private storage rooms
Building Details
Building Size
3,663 SF
Year Built
1905
Buildings
1
Stories
3
Units
3
Listing Agency:
(617) 512-2702
Listed By:
Andrew DiDuca · License #9529413
(617) 512-2702
Source:
Elliman
Added: Aug 28
Changed: Aug 31
Last Checked: Aug 30 at 10:49PM
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 Andrew DiDuca
Investment Insights
Based on property information with market context.
This Boston triplex contains three separately metered residences, each arranged with five rooms, three bedrooms, and one bathroom. Interior features include eat-in kitchens with granite counters, full appliance packages, walk-in pantries, tiled bathrooms, recessed lighting, hardwood floors, and high ceilings. Two units are leased, while the third provides an owner-occupant configuration. The property also includes coin-operated laundry, private storage rooms with optional washer and dryer hookups, two driveways, and a fenced yard with irrigation. Composite decking, updated siding, and a rubber roof add durable exterior improvements.
Located on Easton St in Boston’s Lower Allston area, the property is near the Cambridge line, Harvard expansion, Boston Landing, shops, and restaurants. Walk Score is 99, Bike Score is 83, and Transit Score is 67. The 1905 building has remained under the same ownership for nearly 50 years.
Located on Easton St in Boston’s Lower Allston area, the property is near the Cambridge line, Harvard expansion, Boston Landing, shops, and restaurants. Walk Score is 99, Bike Score is 83, and Transit Score is 67. The 1905 building has remained under the same ownership for nearly 50 years.
Key Highlights
- Three‑unit property with 5‑room layouts, 3 bedrooms, and 1 bath per residence
- Two separately metered units are leased; the third is configured for an owner‑occupant
- Two driveways plus a fenced yard with irrigation
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
$92,561
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
4.64%
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%
$1,851,220
$1.9M
Cap Rate 7%
$1,322,300
$1.3M
Cap Rate 9%
$1,028,456
$1.0M
Market Conditions
NOI Build-Up for 3,663 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
$138.5K $37.80/SF
− Vacancy
−$6.2K −$1.70/SF
EGI
$132.2K $36.10/SF
− OpEx
−$39.7K −$10.83/SF
NOI
$92.6K $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%
$1,851,220
Cap Rate 7%
$1,322,300
Cap Rate 9%
$1,028,456
Alternative Uses
Best Use
Multifamily LT 5
$1.32M
$1.16M – $1.54M
NOI $92,561 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$1.23M
$1.08M – $1.43M
NOI $86,051 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office A
$2.74M
$2.40M – $3.20M
NOI $192,000 @ 7.0% cap · market cap 9.62%
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
2,455
Businesses Nearby
Explore this area
Business Placement
Demographics for 02134, MA
21,707
Population
9,027
Households
2.4
Avg Household Size
27
Median Age
76%
College-Educated
96%
High-School Grad
1.2 sq mi
ZIP Area
18,089
Density / Sq Mi
$75,317
Median Household Income
$49,275
Median Earnings
$2,269
Median Rent
$586,700
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 - Three separately metered residences feature matching three-bedroom layouts, updated kitchens, hardwood floors, and high ceilings.
Where is this triplex located?
The property is located at 93 Easton St Boston, MA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Three‑unit property with 5‑room layouts, 3 bedrooms, and 1 bath per residence; Two separately metered units are leased; the third is configured for an owner‑occupant; Two driveways plus a fenced yard with irrigation
