Updated Two-Family
For Sale
$1,080,000
46 Revere St., Everett, MA 02149
Residential Income, Everett, MA
Property Size2,800 SF
Lot Size0.09 Acres
Price / SF$385.71
Days on Market41
Property Features for 46 Revere St.
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
AD
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 5, Bedroom 2, Bedroom 3
Parking
7
Directions
GPS
Standard status
Active
APN
482073
Size
2,800 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8548
Amenities
fenced backyard
Building Details
Year built
1925
Floors in Building
3
Number of units
2
Listing Agency:
Keller Williams Realty Signature Properties
(781) 924-5766
Listed By:
Al Styles
(781) 924-5766
Added: Jul 23
Changed: Aug 24
Last Checked: Sep 1 at 1:06PM
MLS# 73554465
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-family duplex at 46 Revere St. offers 2,800 square feet across a 0.0861-acre lot, with both units delivered vacant. Interior improvements include new kitchens and appliances, updated bathrooms, flooring, recessed lighting, and fresh paint. The property also includes a third-floor bedroom with a full bath, expanding the available living area.
Exterior features include a detached garage, off-street parking, and a fenced backyard. The roof was replaced in 2020, while boilers and water heaters were updated in 2022. The property is near shopping, schools, restaurants, public transportation, and major highways, with Boston just minutes away. Built in 1925 and zoned AD, the duplex offers immediate occupancy flexibility for an owner-occupant or future rental use.
Exterior features include a detached garage, off-street parking, and a fenced backyard. The roof was replaced in 2020, while boilers and water heaters were updated in 2022. The property is near shopping, schools, restaurants, public transportation, and major highways, with Boston just minutes away. Built in 1925 and zoned AD, the duplex offers immediate occupancy flexibility for an owner-occupant or future rental use.
Key Highlights
- Two‑family duplex with 2,800 square feet on a 0.0861‑acre lot
- Both units will be delivered vacant
- Third‑floor bedroom with a full bath
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$59,249
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.49%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,184,980
$1.2M
Cap Rate 7%
$846,414
$846.4K
Cap Rate 9%
$658,322
$658.3K
Market Conditions
NOI Build-Up for 2,800 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$89.0K $31.80/SF
− Vacancy
−$4.4K −$1.57/SF
EGI
$84.6K $30.23/SF
− OpEx
−$25.4K −$9.07/SF
NOI
$59.2K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,184,980
Cap Rate 7%
$846,414
Cap Rate 9%
$658,322
Alternative Uses
Best Use
Multifamily LT 5
$846.4K
$740.6K – $987.5K
NOI $59,249 @ 7.0% cap · market cap 5.49%
Second Best
Apartment 5plus
$795.9K
$696.4K – $928.5K
NOI $55,711 @ 7.0% cap · market cap 5.16%
Theoretical Best
Office A
$1.66M
$1.45M – $1.93M
NOI $116,031 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,870
Businesses Nearby
Explore this area
Business Placement
Demographics for 02149, MA
49,075
Population
18,541
Households
2.6
Avg Household Size
35
Median Age
23%
College-Educated
80%
High-School Grad
3.4 sq mi
ZIP Area
14,434
Density / Sq Mi
$79,658
Median Household Income
$40,836
Median Earnings
$1,988
Median Rent
$605,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two vacant units feature renovated interiors, a detached garage, off-street parking, and a fenced backyard.
Where is this duplex located?
The property is located at 46 Revere St. Everett, MA.
What is the asking price?
The asking price for this property is $1,080,000.
What are key features of this property?
This property features: Two‑family duplex with 2,800 square feet on a 0.0861‑acre lot; Both units will be delivered vacant; Third‑floor bedroom with a full bath
