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RENTAL PROPERTIES | 9 Months Ended
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Sep. 30, 2025
RENTAL PROPERTIES. |
RENTAL PROPERTIES | NOTE 2. RENTAL PROPERTIES As of September 30, 2025, the Partnership and its Subsidiary Partnerships owned 3,339 residential apartment units in 28 residential and mixed-use complexes (collectively, the “Apartment Complexes”). The Partnership also owns 19 condominium units in a residential condominium complex, all of which are leased to residential tenants (collectively referred to as the “Condominium Units”). The Apartment Complexes and Condominium Units are located primarily in the metropolitan Boston area of Massachusetts. Additionally, as of September 30, 2025, the Partnership and Subsidiary Partnerships owned two commercial shopping centers in Framingham, commercial buildings in Newton and Brookline, commercial space in mixed-use properties in Boston, Brockton, Belmont and Newton, and two commercial office buildings in Belmont, all in Massachusetts. These properties are referred to collectively as the “Commercial Properties.” The Partnership also owned a 40% to 50% ownership interest in seven residential and mixed use complexes (the “Investment Properties”) at September 30, 2025 with a total of 688 apartment units, accounted for using the equity method of consolidation. See Note 15 for summary information on these investments. On June 18, 2025, the Partnership, through its subsidiaries, purchased a mixed-use property comprising 396 residential units and 3 commercial units in Belmont, Massachusetts for $172,000,000. Closing costs were approximately $218,000. Additionally, the Partnership, through its subsidiaries, purchased two commercial properties for $3,000,000 in Belmont, Massachusetts. The property acquisitions were financed through proceeds from the sale of U.S. Treasury bills, additional borrowings on the Master Credit Facility of $40,000,000, and proceeds of an interim mortgage loan of $67,500,000. From the purchase price, the Partnership allocated approximately $4,714,000 for in-place leases, approximately $305,000 to the value of tenant relationships and $1,165,000 to the value of below-market leases. These amounts are being amortized over 12 and 36 months respectively. In December, 2023, the Partnership received approval from MassHousing to construct a 72 unit apartment building in accordance with Chapter 40B to include 17 affordable units on the Mill Street Development site. In order to initiate construction, the Partnership demolished the existing building structures and started construction in January 2024. In order to comply with the permanent financing requirements for a 40B project, Mill Street Development signed a term sheet for a loan of up to $15 million, to be funded upon completion of the development project. In addition, Mill Street Development deposited $75,000 into escrow to comply with the 40B project requirement of a cost certification of total development costs upon completion of the project. Total construction costs for the project are expected to be approximately $30,000,000, with construction completion anticipated during the fourth quarter of 2025. On December 29, 2023, the Partnership signed a contract with a general contractor, NEI General Contracting, Inc., for the construction of the Mill Street Development project for approximately $29,700,000. The current contract value including change orders is approximately $31 million. Anticipated contract savings will reduce the actual construction costs to approximately $30 million. As of September 30, 2025, the property, located at 57 Mill Street in Woburn, MA, and which will include 72 residential units comprising approximately 93,000 square feet, is estimated to be completed during the fourth quarter of 2025. Total investment to date is approximately $31,800,000, and the total investment upon completion is anticipated to be approximately $33 million, including soft costs, imputed interest, and taxes. Project costs are being funded from Partnership reserves, but upon completion, the Partnership anticipates closing on a permanent loan, as required by MassHousing under the Chapter 40B program. In connection with these requirements, the Partnership received a term sheet from Brookline Bank. See Note 19 - Subsequent Events. ​ Rental properties consist of the following: ​
​ | ​ | ​ | ​ | ​ | ​ | ​ | ​ | ​ | ​ | ​ | ​ | ​
​ |  | September 30, 2025 |  | December 31, 2024 |  | Useful Life |
Land, improvements and parking lots | ​ | $ | 143,787,166 | ​ | $ | 101,397,349 | ​ | 15 | - | 40 | years | ​
Buildings and improvements | ​ |  | 384,861,835 | ​ |  | 279,272,215 | ​ | 15 | - | 40 | years | ​
Construction in Progress | ​ | ​ | 37,036,048 | ​ | ​ | 16,758,245 | ​ | ​ | N/A | ​ | ​ | ​
Kitchen cabinets | ​ |  | 24,844,899 | ​ |  | 14,187,702 | ​ | 5 | - | 10 | years | ​
Carpets | ​ |  | 21,786,338 | ​ |  | 14,545,300 | ​ | 5 | - | 10 | years | ​
Air conditioning | ​ |  | 500,000 | ​ |  | 500,000 | ​ | 5 | - | 10 | years | ​
Laundry equipment | ​ |  | 501,949 | ​ |  | 475,931 | ​ | 5 | - | 7 | years | ​
Elevators | ​ |  | 1,885,265 | ​ |  | 1,885,265 | ​ | 20 | - | 40 | years | ​
Swimming pools | ​ |  | 1,090,604 | ​ |  | 1,090,604 | ​ | 10 | - | 30 | years | ​
Equipment | ​ |  | 23,564,427 | ​ |  | 21,911,223 | ​ | 5 | - | 30 | years | ​
Motor vehicles | ​ |  | 236,697 | ​ |  | 236,697 | ​ | ​ | ​ | 5 | years | ​
Fences | ​ |  | 142,829 | ​ |  | 101,506 | ​ | 5 | - | 15 | years | ​
Furniture and fixtures | ​ |  | 17,900,932 | ​ |  | 9,047,454 | ​ | 5 | - | 7 | years | ​
Smoke alarms | ​ | ​ | 10,920 | ​ | ​ | 0 | ​ | 5 | - | 7 | years | ​
Total fixed assets * | ​ |  | 658,149,909 | ​ |  | 461,409,491 | ​ | ​ | ​ | ​ | ​ | ​
Less: Accumulated depreciation | ​ |  | (197,116,203) | ​ |  | (182,892,842) | ​ | ​ | ​ | ​ | ​ | ​
* Includes Real Estate Assets held for sale | ​ | $ | 461,033,706 | ​ | $ | 278,516,649 | ​ | ​ | ​ | ​ | ​ | ​
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