I stayed here for one night while on business. All the cheapest nearby hotels were $70 more expensive.
The location is excellent. The building itself is shabby, but that's not the fault of the hotel (which seems to only manage a few rooms).
The room is a small studio with a nice bed and was clean. It needs a paint job but otherwise it's perfectly fine for a couple nights just one block from the Boston Common.
There's air conditioning but it's a loud freestanding unit. The weather was great for me, so I was able to shut it off, but if it's a hot day and you need to use the air conditioner it, it will be loud.