Three-Family Property with
New
For Sale
$1,199,990
19 Sturgis St, Woburn, MA 01801
Updated triplex with multiple decks, off-street parking, and convenient access to Horn Pond and downtown amenities.
Property Size3,849 SF
Days on Market4
Property Features for 19 Sturgis St
General Information
Standard status
Active
Size
3,849 SF
Property subtype
Investment
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$6,699
Amenities
decks
Building Details
Building Size
3,849 SF
Year Built
1940
Buildings
1
Stories
3
Units
3
Listed By:
Russell Hulteen
(617) 901-6004
Source:
Elliman
Added: Sep 10
Changed: Sep 13
Last Checked: Sep 13 at 7:44AM
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 Russell Hulteen
Investment Insights
Based on property information with market context.
This three-family property, built in 1940, offers a practical multifamily configuration with bright units, front and rear decks, and off-street parking. The southeast-facing orientation and broad southwest exposure bring natural light into the residences, while the third unit includes water views. Front decks feature composite decking, and vinyl railings have been installed at both the front and rear decks.
Recent property improvements include two replaced gas furnaces, a newer rubber roof, and a recently painted exterior. The property is located in the Horn Pond neighborhood, approximately a quarter mile from Horn Pond and the Sturgis Street boat launch. Restaurants, shops, and live music in downtown Woburn Center are also accessible from the property.
Recent property improvements include two replaced gas furnaces, a newer rubber roof, and a recently painted exterior. The property is located in the Horn Pond neighborhood, approximately a quarter mile from Horn Pond and the Sturgis Street boat launch. Restaurants, shops, and live music in downtown Woburn Center are also accessible from the property.
Key Highlights
- Three‑family triplex built in 1940
- Approximately a quarter mile from Horn Pond and the Sturgis Street boat launch
- Water views from unit 3
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
$81,446
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
6.79%
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%
$1,628,920
$1.6M
Cap Rate 7%
$1,163,514
$1.2M
Cap Rate 9%
$904,956
$905.0K
Market Conditions
NOI Build-Up for 3,849 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
$122.4K $31.80/SF
− Vacancy
−$6.0K −$1.57/SF
EGI
$116.4K $30.23/SF
− OpEx
−$34.9K −$9.07/SF
NOI
$81.4K $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%
$1,628,920
Cap Rate 7%
$1,163,514
Cap Rate 9%
$904,956
Alternative Uses
Best Use
Multifamily LT 5
$1.16M
$1.02M – $1.36M
NOI $81,446 @ 7.0% cap · market cap 6.79%
Second Best
Apartment 5plus
$1.09M
$957.3K – $1.28M
NOI $76,582 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$2.28M
$1.99M – $2.66M
NOI $159,502 @ 7.0% cap · market cap 13.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
876
Businesses Nearby
Explore this area
Business Placement
Demographics for 01801, MA
40,891
Population
16,982
Households
2.4
Avg Household Size
41
Median Age
47%
College-Educated
94%
High-School Grad
12.7 sq mi
ZIP Area
3,220
Density / Sq Mi
$107,754
Median Household Income
$60,637
Median Earnings
$2,190
Median Rent
$641,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Updated triplex with multiple decks, off-street parking, and convenient access to Horn Pond and downtown amenities.
Where is this triplex located?
The property is located at 19 Sturgis St Woburn, MA.
What is the asking price?
The asking price for this property is $1,199,990.
What are key features of this property?
This property features: Three‑family triplex built in 1940; Approximately a quarter mile from Horn Pond and the Sturgis Street boat launch; Water views from unit 3
