Cambridge Triplex with Investment
For Sale
$2,500,000
17-19 Orrin St, Cambridge, MA 02138
Three-family property near Porter Square and Fresh Pond.
Property Size3,159 SF
Days on Market112
Property Features for 17-19 Orrin St
General Information
Standard status
Active
Size
3,159 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$12,640
Building Details
Building Size
3,159 SF
Year Built
1902
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 7:40AM
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 is situated on a large lot and features three floor-through units. Each unit includes high ceilings, hardwood floors, kitchen pantries, and separate systems, along with front and rear decks. The property also has a full unfinished basement and a spacious backyard. Leases are in place through May 31, 2027 for units 1 and 3, and through September 1, 2026 for unit 2. The property is located with convenient access to Porter Square and Fresh Pond. It is considered a solid investment property with potential for condo conversion. The location has a bike score of 96, indicating it is a biker's paradise, and a walk score of 96, designating it as a walker's paradise. The transit score is 70, indicating excellent transit options.
Key Highlights
- Solid investment property with potential for condo conversion
- Excellent location with easy access to Porter Square and Fresh Pond (Walk Score: 96, Bike Score: 96, Transit Score: 70)
- Three sunny, floor‑through units, each with high ceilings and hardwood floors**
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
$79,241
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
3.17%
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%
$1,584,820
$1.6M
Cap Rate 7%
$1,132,014
$1.1M
Cap Rate 9%
$880,456
$880.5K
Market Conditions
NOI Build-Up for 3,159 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
$119.4K $37.80/SF
− Vacancy
−$6.2K −$1.97/SF
EGI
$113.2K $35.83/SF
− OpEx
−$34.0K −$10.75/SF
NOI
$79.2K $25.08/SF
Area
Cambridge, MA
Vacancy
5.20%
Lease Rate
$37.80 /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%
$1,584,820
Cap Rate 7%
$1,132,014
Cap Rate 9%
$880,456
Alternative Uses
Best Use
Multifamily LT 5
$1.13M
$990.5K – $1.32M
NOI $79,241 @ 7.0% cap · market cap 3.17%
Second Best
Apartment 5plus
$1.06M
$925.7K – $1.23M
NOI $74,057 @ 7.0% cap · market cap 2.96%
Theoretical Best
Office A
$2.44M
$2.13M – $2.84M
NOI $170,480 @ 7.0% cap · market cap 6.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,116
Businesses Nearby
Explore this area
Business Placement
Demographics for 02138, MA
37,982
Population
16,132
Households
2.4
Avg Household Size
30
Median Age
86%
College-Educated
98%
High-School Grad
2.7 sq mi
ZIP Area
14,067
Density / Sq Mi
$122,040
Median Household Income
$46,436
Median Earnings
$2,799
Median Rent
$1,088,700
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 near Porter Square and Fresh Pond.
Where is this triplex located?
The property is located at 17-19 Orrin St Cambridge, MA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Solid investment property with potential for condo conversion; Excellent location with **easy access to Porter Square and Fresh Pond** (Walk Score: 96, Bike Score: 96, Transit Score: 70); Three sunny, floor‑through units, each with high ceilings and hardwood floors**
