Ocean View South Boston
For Sale
$2,995,000
Pending
933 E Broadway, Boston, MA 02127
Rare South Boston triplex with ocean and city views.
Property Size5,400 SF
Lot Size0.09 Acres
Days on Market166
Property Features for 933 E Broadway
General Information
Standard status
Pending
Size
5,400 SF
Lot size
0.09 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$25,473
Building Details
Building Size
5,400 SF
Year Built
1905
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 16
Last Checked: Aug 21 at 8:51AM
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 property at 933 E Broadway is a multi-family residential income property located in South Boston on Upper Broadway by Farragut Road. It is described as a three-decker, with ocean and city views. Each of the three units features four bedrooms and two bathrooms. The property has been zoning approved for a fourth unit. The building is noted for its size and character, described as one of South Boston's largest three-deckers.
Key Highlights
- Ocean and City Views
- Zoning approved for a 4th unit
- Located on Upper Broadway by Farragut Road (prime South Boston location)
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
$136,454
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
4.56%
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%
$2,729,080
$2.7M
Cap Rate 7%
$1,949,343
$1.9M
Cap Rate 9%
$1,516,156
$1.5M
Market Conditions
NOI Build-Up for 5,400 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
$204.1K $37.80/SF
− Vacancy
−$9.2K −$1.70/SF
EGI
$194.9K $36.10/SF
− OpEx
−$58.5K −$10.83/SF
NOI
$136.5K $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%
$2,729,080
Cap Rate 7%
$1,949,343
Cap Rate 9%
$1,516,156
Alternative Uses
Best Use
Multifamily LT 5
$1.95M
$1.71M – $2.27M
NOI $136,454 @ 7.0% cap · market cap 4.56%
Second Best
Apartment 5plus
$1.81M
$1.59M – $2.11M
NOI $126,857 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$4.04M
$3.54M – $4.72M
NOI $283,046 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
823
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 - Rare South Boston triplex with ocean and city views.
Where is this triplex located?
The property is located at 933 E Broadway Boston, MA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: Ocean and City Views; Zoning approved for a 4th unit; Located on Upper Broadway by Farragut Road (prime South Boston location)
