Somerville Triplex Overlooking Trum
For Sale
$1,550,000
Pending
12 Charles E Ryan Rd, Somerville, MA 02145
Three-family property in prime location near Magoun Square and Tufts.
Property Size2,946 SF
Days on Market112
Property Features for 12 Charles E Ryan Rd
General Information
Standard status
Pending
Size
2,946 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$14,854
Building Details
Building Size
2,946 SF
Year Built
1905
Stories
3
Units
3
Listing Agency:
(617) 634-9665
Listed By:
Maggie Dee + Charles Cherney Team
(617) 634-9665
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Aug 12 at 8:39AM
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 Maggie Dee + Charles Cherney Team
Investment Insights
Based on property information with market context.
This three-family property overlooks Trum Field in Somerville. Each unit includes an additional room, suitable for use as a second bedroom. The units feature high ceilings and spacious kitchens equipped with pantries. Unit 2 has a front porch that offers a view. The property provides off-street parking for two cars and a shared backyard. The location is near Magoun Square, providing access to the MBTA Green Line, and is also close to Tufts University. Current lease agreements are in place through May 31, 2027. The property has a bike score of 82, indicating it is very bikeable, a walk score of 92, indicating it is a walker's paradise, and a transit score of 70, indicating excellent transit options.
Key Highlights
- Prime Somerville location overlooking Trum Field.
- Three‑family property ideal for investors or owner‑occupants.
- Convenient access to MBTA Green Line and close proximity to Tufts University.
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
$62,338
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
4.02%
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%
$1,246,760
$1.2M
Cap Rate 7%
$890,543
$890.5K
Cap Rate 9%
$692,644
$692.6K
Market Conditions
NOI Build-Up for 2,946 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
$93.7K $31.80/SF
− Vacancy
−$4.6K −$1.57/SF
EGI
$89.1K $30.23/SF
− OpEx
−$26.7K −$9.07/SF
NOI
$62.3K $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%
$1,246,760
Cap Rate 7%
$890,543
Cap Rate 9%
$692,644
Alternative Uses
Best Use
Multifamily LT 5
$890.5K
$779.2K – $1.04M
NOI $62,338 @ 7.0% cap · market cap 4.02%
Second Best
Apartment 5plus
$837.4K
$732.7K – $976.9K
NOI $58,615 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$1.74M
$1.53M – $2.03M
NOI $122,081 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,594
Businesses Nearby
Explore this area
Business Placement
Demographics for 02145, MA
27,520
Population
12,669
Households
2.2
Avg Household Size
33
Median Age
55%
College-Educated
89%
High-School Grad
1.4 sq mi
ZIP Area
19,657
Density / Sq Mi
$119,167
Median Household Income
$63,629
Median Earnings
$2,377
Median Rent
$784,900
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?
Triplex - Three-family property in prime location near Magoun Square and Tufts.
Where is this triplex located?
The property is located at 12 Charles E Ryan Rd Somerville, MA.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: Prime Somerville location overlooking Trum Field.; Three‑family property ideal for investors or owner‑occupants.; Convenient access to MBTA Green Line and close proximity to Tufts University.
