13 Wellington St Boston — Photo 1 of 17
$3,299,000
Investment Analysis — 13 Wellington St
Boston, MA 02118 — South End
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 4-bedroom in 02118 carries an estimated $3,480/mo in gross rent — about a -0.15% cap rate and $-4,978/yr in estimated NOI at the $3,299,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
3
SqFt
3,110
Style
Single Family
Built
1870
Located on a tree-lined street in the South End, 13 Wellington Street is a single-family home offering 3,110 square feet across four floors, four bedrooms, and three baths, with exceptional ceiling height and dual east and west exposures that fill the home with light throughout the day. The first floor is anchored by a primary suite with a large walk-in closet and en-suite bath, along with a sitting room featuring built-in shelving and a bay window. The second floor adds two more bedrooms, a full bath, and a home office. The top floor opens entirely to living, with a kitchen, living room, dining area, and back deck with city views. The finished lower level offers flexible space well suited as a guest or in-law suite, complete with its own kitchenette and full bath. A wine cellar, laundry, and ample storage round out this level. A professionally landscaped patio, full-sized private parking, multi-zone air conditioning, and gas heat complete the home.
ADU Potential
Massachusetts allows one accessory dwelling unit by right in single-family zoning districts statewide (M.G.L. c. 40A §3; 760 CMR 71.00, effective Feb 2025). Estimated maximum ADU size for this property: 900 sq ft (the lesser of 900 sq ft or half the 3,110 sq ft principal dwelling). Lot size: 1,980 sq ft.
Based on listing data, which indicates the property type — not the zoning district. Local dimensional, septic (Title 5), and historic-district requirements still apply. Not legal advice — verify with the municipality.
Estimates — not financial advice
These figures are illustrative estimates for informational purposes only — not an appraisal, valuation, or guarantee of rent, income, or returns, and not financial, tax, or investment advice. Rent is either the figure reported on the MLS listing — in-place rent that may differ from market and is not verified against the actual leases — or, where the listing reports none, an estimate from HUD Small Area Fair Market Rents, a government benchmark that may differ from actual market rent. Each figure is labelled with its source. Cap rate, NOI, and returns depend on the assumptions shown, which you can change. MLS and other third-party data may be inaccurate or out of date. Verify all figures independently and consult your own financial, tax, and legal advisors before making any investment decision.
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Property History
$3,299,000
Sep 15, 2026
MLS® 73577380
$3,590,000
Aug 31, 2026
MLS® 73497209
$3,590,000
Apr 7, 2026
MLS® 73497209
Listing Agent: Miller & Co.
Listing Office: Compass
MLS® Number: 73577380