80 Pinckney Street Boston — Photo 1 of 28
Recent Drop: $380,000
$5,995,000
Investment Analysis — 80 Pinckney Street
Boston, MA 02114 — Beacon Hill
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 4-bedroom in 02114 carries an estimated $5,840/mo in gross rent — about a -0.32% cap rate and $-19,307/yr in estimated NOI at the $5,995,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
7
SqFt
4,122
Style
Single Family
Built
1828
Quintessential Beacon Hill 4+ bedroom townhouse located just steps from Louisburg Square. 80 Pinckney Street is a dream-it offers a renovated open concept kitchen/living/family room, elegant formal entertaining spaces, and a truly exceptional garden & greenhouse. This tasteful home has an elegant entry foyer complemented by a dramatic staircase and a picturesque greenhouse drawing you in to see more! A formal dining room w/ fireplace has notable French Zuber wallcovering, the epitome of opulence. The gorgeous living room features another marble fireplace & floor to ceiling windows that overlook the home's lush garden w/ fountain. A nearby wetbar & powder room make this the ultimate floor for entertaining! A handsome library/den, sunny office, bdrm & 2 baths make up the 2nd fl. A luxurious primary suite features a bedroom, 2 ensuite baths & sitting room. 2 addt'l bdrms & 2 baths make up the top floor. Large, lush garden & greenhouse. Elevator, finished bsmt w/ multiple storage rooms.
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 4,122 sq ft principal dwelling). Lot size: 4,122 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.
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Dishwasher • Disposal • Microwave • Range • Refrigerator • Freezer • Washer • Dryer • Wine Refrigerator
Neighborhood
Public Transportation • Shopping • Tennis Court(s) • Park • Walk/Jog Trails • Medical Facility
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl null19 x 15
Bathroom - Half, Balcony - Exterior, Wet Bar, Pocket Door
Dining Room
Lvl null15 x 17
Pocket Door
Kitchen
Lvl null19 x 13
Family Room
Lvl null19 x 15
Closet/Cabinets - Custom Built, Window Seat
Primary Bedroom
Lvl null14 x 14
Walk-In Closet(s), Wet Bar, Dressing Room
Bedroom 2
Lvl null15 x 15
Bedroom 3
Lvl null20 x 13
Bedroom 4
Lvl null22 x 13
Bedroom 5
Lvl null13 x 10
Property History
$5,995,000
Was $6,150,000
Jul 15, 2026
MLS® 73508518
$6,150,000
Was $6,375,000
May 30, 2026
MLS® 73508518
$6,375,000
Apr 28, 2026
MLS® 73508518
$6,750,000
Nov 21, 2025
MLS® 73377097
$6,750,000
May 19, 2025
MLS® 73377097
Listing Agent: Rebecca Davis Tulman And Leslie Singleton Adam
Listing Office: Gibson Sotheby's International Realty
MLS® Number: 73508518
