Two-Family Residential Income
For Sale
$1,195,000
12 Douglas Ave, Somerville, MA 02145
Two well-maintained residential units with off-street parking and unfinished attic and basement space.
Property Size2,894 SF
Price / SF$412.92
Days on Market73
Property Features for 12 Douglas Ave
General Information
Standard status
Active
Size
2,894 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
NR
Net Operating Income
$67,500
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,851
Building Details
Building Size
2,894 SF
Year Built
1920
Stories
2
Tenancy
Multi
Listing Agency:
Herion Karbunara
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 25
Changed: Sep 4
Last Checked: Sep 5 at 4:18AM
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 Herion Karbunara
Investment Insights
Based on property information with market context.
12 Douglas Avenue is a well-maintained two-family property featuring two residential units. The home includes off-street parking for two vehicles, along with an unfinished attic and an unfinished basement that may allow for future space improvements.
The property is set atop Winter Hill on a dead-end street, offering a quieter residential setting and elevated skyline views. It is also described as just minutes from Assembly Row, Union Square, public transportation, and major employment hubs.
With two separate units and on-site parking, the layout supports straightforward residential income use while retaining unfinished space for potential expansion or reconfiguration.
The property is set atop Winter Hill on a dead-end street, offering a quieter residential setting and elevated skyline views. It is also described as just minutes from Assembly Row, Union Square, public transportation, and major employment hubs.
With two separate units and on-site parking, the layout supports straightforward residential income use while retaining unfinished space for potential expansion or reconfiguration.
Key Highlights
- Two‑family property built in 1920 with two well‑maintained residential units
- Off‑street parking for two vehicles
- Includes an unfinished attic for potential future expansion
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
$61,238
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
5.12%
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%
$1,224,760
$1.2M
Cap Rate 7%
$874,829
$874.8K
Cap Rate 9%
$680,422
$680.4K
Market Conditions
NOI Build-Up for 2,894 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
$92.0K $31.80/SF
− Vacancy
−$4.5K −$1.57/SF
EGI
$87.5K $30.23/SF
− OpEx
−$26.2K −$9.07/SF
NOI
$61.2K $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%
$1,224,760
Cap Rate 7%
$874,829
Cap Rate 9%
$680,422
Alternative Uses
Best Use
Multifamily LT 5
$874.8K
$765.5K – $1.02M
NOI $61,238 @ 7.0% cap · market cap 5.12%
Second Best
Apartment 5plus
$822.6K
$719.8K – $959.7K
NOI $57,581 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,927 @ 7.0% cap · market cap 10.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,499
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?
Duplex - Two well-maintained residential units with off-street parking and unfinished attic and basement space.
Where is this duplex located?
The property is located at 12 Douglas Ave Somerville, MA.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Two‑family property built in 1920 with two well‑maintained residential units; Off‑street parking for two vehicles; Includes an unfinished attic for potential future expansion
