3-Unit Triple-Decker with
For Sale
$1,398,000
Pending
95 Franklin Street, Boston, MA 02134
3-family property features a front entry stairwell with three 3-bedroom units and each has a rebuilt porch.
Property Size3,594 SF
Days on Market85
Property Features for 95 Franklin Street
General Information
Standard status
Pending
Size
3,594 SF
Total Parking Spaces
2
Property subtype
Multi-family / 3 Family - 3 Units Up/Down
Zoning
R3
Net Operating Income
$85,428
Taxes and HOA fees
Annual Taxes
$17,859
Amenities
No
Hardwood, Wood
Range, Dishwasher, Refrigerator
3.0
Box/Bay/Bow Window(s)
Full, Interior Access, Bulkhead, Concrete Floor, Unfinished Basement
Pantry, Walk-In Closet(s), Bathroom With Tub & Shower, Living Room, Kitchen, Mudroom
3
3.00
Fenced
Frame
Rubber
Corner Lot
Balcony/Deck, Rain Gutters, Fenced Yard, Porch, Covered Patio/Deck
Porch, Covered
Building Details
Year Built
1910
Listing Agency:
Compass
Listed By:
Eirinn Carroll · License #9574942
(860) 508-6703
Source:
Compass
Added: Jun 16
Changed: Sep 8
Last Checked: Aug 4 at 11:09AM
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 Compass
Investment Insights
Based on property information with market context.
95 Franklin Street is a 3-family triple-decker featuring a front entry stairwell that provides access to all three units. Each unit offers three bedrooms and one bathroom, with a spacious living room, an updated eat-in kitchen with dishwasher and pantry, and a large central foyer. The property includes rebuilt front porches, along with newer furnaces and hot water heaters.
The home is positioned in Lower Allston near Harvard Square, Boston Landing, and the Mass Pike, with convenient access to Harvard Business School, local cafes and restaurants, parks, and public transportation.
This configuration supports straightforward owner-occupancy or rental use, with consistent unit layouts across the three 3-bedroom apartments.
The home is positioned in Lower Allston near Harvard Square, Boston Landing, and the Mass Pike, with convenient access to Harvard Business School, local cafes and restaurants, parks, and public transportation.
This configuration supports straightforward owner-occupancy or rental use, with consistent unit layouts across the three 3-bedroom apartments.
Key Highlights
- 3‑family triple‑decker on 95 Franklin Street with a front entry stairwell serving three 3‑bedroom units
- Each unit includes 3 bedrooms and 1 bathroom, with a spacious living room and a large central foyer
- Updated eat‑in kitchens in each unit feature dishwashers and pantries
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
$90,818
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
6.50%
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%
$1,816,360
$1.8M
Cap Rate 7%
$1,297,400
$1.3M
Cap Rate 9%
$1,009,089
$1.0M
Market Conditions
NOI Build-Up for 3,594 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
$135.9K $37.80/SF
− Vacancy
−$6.1K −$1.70/SF
EGI
$129.7K $36.10/SF
− OpEx
−$38.9K −$10.83/SF
NOI
$90.8K $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%
$1,816,360
Cap Rate 7%
$1,297,400
Cap Rate 9%
$1,009,089
Alternative Uses
Best Use
Multifamily LT 5
$1.30M
$1.14M – $1.51M
NOI $90,818 @ 7.0% cap · market cap 6.50%
Second Best
Apartment 5plus
$1.21M
$1.06M – $1.41M
NOI $84,430 @ 7.0% cap · market cap 6.04%
Theoretical Best
Office A
$2.69M
$2.35M – $3.14M
NOI $188,383 @ 7.0% cap · market cap 13.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 - 3-family property features a front entry stairwell with three 3-bedroom units and each has a rebuilt porch.
Where is this triplex located?
The property is located at 95 Franklin Street Boston, MA.
What is the asking price?
The asking price for this property is $1,398,000.
What are key features of this property?
This property features: 3‑family triple‑decker on 95 Franklin Street with a front entry stairwell serving three 3‑bedroom units; Each unit includes 3 bedrooms and 1 bathroom, with a spacious living room and a large central foyer; Updated eat‑in kitchens in each unit feature dishwashers and pantries
