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86 Charles Street, Boston MA 02114 — $4,950,000 · 12 units. Numbers are pre-filled from this listing and area rents; edit any input to model your own deal.

Investment Analysis

86 Charles Street, Boston MA 02114

$4,950,000 · 12 units · MLS# 73413479

Prepared by Signal Real Estate · investingboston.com

Rent roll (per unit)

Number of units

Set all units to

Unit 1$/moUnit 2$/moUnit 3$/moUnit 4$/moUnit 5$/moUnit 6$/moUnit 7$/moUnit 8$/moUnit 9$/moUnit 10$/moUnit 11$/moUnit 12$/mo

Total monthly rent: $39,600 (12 units)

Acquisition & financing (one-time)

Purchase price$

Down payment%· $1,237,500 down

Renovation / CapEx (upfront)$Interest rate%Loan term (yrs)

Operating (recurring)

Other income / mo$Vacancy%Operating expenses%Property tax / yr$Insurance / yr$

Results

Gross scheduled income$475,200/yr

Net operating income (NOI)$259,380/yr

Cap rate5.2%

GRM10.4

Loan amount$3,712,500

Mortgage (P&I)$24,699/mo

Cash invested (down + CapEx)$1,237,500

Annual cash flow$-37,012

Cash-on-cash return-3.0%

DSCR0.88

Estimates only — not financial advice. Unit rents seeded from area data; adjust to actual rent roll.

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Justin Rollo — Broker Associate, Signal Real Estate · MA Lic. #9534264

Justin Rollo is a Broker Associate with Signal Real Estate (MA Lic. #9534264) and a lifelong Massachusetts resident. Over 14 years and hundreds of transactions, he has worked investment properties — multi-families and house-hacking — across Greater Boston full-time. Away from real estate, Justin is a proud dad, youth coach and local school-committee member — and a former professional poker player who still loves golf and following local sports.

📞 978-790-4381📍 25 Braintree Hill Park, Suite 200, Braintree, MA 02184

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