Two-Unit Duplex with
For Sale
$1,200,000
11 Sterling Street, Somerville, MA 02144
Vacant two-family property with separate systems, basement laundry, and flexible multi-level layouts.
Property Size2,795 SF
Price / SF$429.34
Days on Market144
Property Features for 11 Sterling Street
General Information
Standard status
Active
Size
2,795 SF
Total Parking Spaces
2
Property subtype
Multi-family / 2 Family
Zoning
NR
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,515
Amenities
No
Wood, Tile, Vinyl
Range, Dishwasher, Refrigerator, Washer, Dryer
2.0
Full, Interior Access, Unfinished Basement
Ceiling Fan(s), Living Room, Dining Room, Kitchen
2
2.00
Other
Balcony/Deck, Porch, Porch - Enclosed
Porch, Enclosed
Building Details
Year Built
1920
Buildings
1
Listing Agency:
Thalia Tringo & Associates Real Estate, Inc.
(617) 616-5091
Listed By:
Thalia C. Tringo · License #9517819
(617) 616-5091
Source:
Compass
Added: Apr 9
Changed: Aug 30
Last Checked: Aug 30 at 1:23AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Thalia Tringo & Associates Real Estate, Inc.
Investment Insights
Based on property information with market context.
This 2795-square-foot duplex, built in 1920, contains two vacant units in rentable condition. The lower residence includes a foyer, living and dining rooms, an eat-in kitchen, two bedrooms, a full bath, and access to a rear porch and backyard. The upper residence spans two levels, with living and dining rooms, an eat-in kitchen, a full bath, two bedrooms, front and rear porches, and two additional rooms suitable for bedrooms or family rooms.
Separate stairwells connect both units to an unfinished basement with individual systems and laundry areas. Exterior features include an elevated front porch, rear porch, enclosed porch, and balcony/deck. The property is zoned NR and is located at 11 Sterling Street in Somerville, near Teele Sq., the bike path, Tufts U, North Cambridge, East Arlington, and West Medford.
Separate stairwells connect both units to an unfinished basement with individual systems and laundry areas. Exterior features include an elevated front porch, rear porch, enclosed porch, and balcony/deck. The property is zoned NR and is located at 11 Sterling Street in Somerville, near Teele Sq., the bike path, Tufts U, North Cambridge, East Arlington, and West Medford.
Key Highlights
- 2795‑square‑foot duplex with two vacant units
- Lower unit includes 2 bedrooms, full bath, eat‑in kitchen, and rear porch access
- Upper unit spans two levels with 2 bedrooms and 2 additional rooms
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
$59,143
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
4.93%
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%
$1,182,860
$1.2M
Cap Rate 7%
$844,900
$844.9K
Cap Rate 9%
$657,144
$657.1K
Market Conditions
NOI Build-Up for 2,795 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
$88.9K $31.80/SF
− Vacancy
−$4.4K −$1.57/SF
EGI
$84.5K $30.23/SF
− OpEx
−$25.3K −$9.07/SF
NOI
$59.1K $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%
$1,182,860
Cap Rate 7%
$844,900
Cap Rate 9%
$657,144
Alternative Uses
Best Use
Multifamily LT 5
$844.9K
$739.3K – $985.7K
NOI $59,143 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$794.4K
$695.1K – $926.9K
NOI $55,611 @ 7.0% cap · market cap 4.63%
Theoretical Best
Office A
$1.65M
$1.45M – $1.93M
NOI $115,824 @ 7.0% cap · market cap 9.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
986
Businesses Nearby
Explore this area
Business Placement
Demographics for 02144, MA
25,497
Population
11,881
Households
2.1
Avg Household Size
31
Median Age
75%
College-Educated
96%
High-School Grad
1.1 sq mi
ZIP Area
23,179
Density / Sq Mi
$140,591
Median Household Income
$74,639
Median Earnings
$2,654
Median Rent
$987,000
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 - Vacant two-family property with separate systems, basement laundry, and flexible multi-level layouts.
Where is this duplex located?
The property is located at 11 Sterling Street Somerville, MA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2795‑square‑foot duplex with two vacant units; Lower unit includes 2 bedrooms, full bath, eat‑in kitchen, and rear porch access; Upper unit spans two levels with 2 bedrooms and 2 additional rooms
