Two-Family Home with Central
For Sale
$749,900
Pending
138 - 140 Berube Ave, Somerset, MA 02726
MULTI_FAMILY - Somerset, MA
Property Size2,724 SF
Lot Size0.24 Acres
Days on Market47
Property Features for 138 - 140 Berube Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R1
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bedroom 5, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 1, Bathroom 1, Bedroom 4
Parking
10
Fireplace
1
Directions
County Street to Buffington to Berube
Standard status
Pending
APN
M:0C2 L:0081
Size
2,724 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7217
Amenities
enclosed porch
chef's kitchen
stone fireplace
private entrance
deck
patio
in-unit laundry
central air
landscaped grounds
Building Details
Year built
1947
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 677-3233
Added: Jul 6
Changed: Aug 17
Last Checked: Aug 21 at 2:06AM
MLS# 73544983
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Impeccably maintained two-family home on a quiet, dead-end street with R1 zoning. Built in 1947, the property features a spacious first-floor unit with 3 bedrooms, 2 full baths, an open floor plan, an enclosed porch, and a chef’s kitchen with stainless steel appliances. A stone fireplace anchors the living area. The second unit offers 1–2 bedrooms, an open floor plan, a private entrance, plus a deck and patio, with in-unit laundry.
Outside, the home is set on landscaped grounds and includes a 2-car garage and additional side parking. Both units have central air, and the property is deleaded. Bedroom and bath configurations are supported by the listed room and bathroom counts.
With two private living setups under one roof, the layout may fit owner-occupant and multi-generational living needs while maintaining separate unit amenities.
Outside, the home is set on landscaped grounds and includes a 2-car garage and additional side parking. Both units have central air, and the property is deleaded. Bedroom and bath configurations are supported by the listed room and bathroom counts.
With two private living setups under one roof, the layout may fit owner-occupant and multi-generational living needs while maintaining separate unit amenities.
Key Highlights
- Two‑family home with central air for both units
- First‑floor unit has 3 bedrooms, 2 full baths, enclosed porch, and an open floor plan
- Chef’s kitchen with stainless steel appliances plus stone fireplace in the living area
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
$48,681
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
6.49%
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%
$973,620
$973.6K
Cap Rate 7%
$695,443
$695.4K
Cap Rate 9%
$540,900
$540.9K
Market Conditions
NOI Build-Up for 2,724 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
$75.2K $27.60/SF
− Vacancy
−$5.6K −$2.07/SF
EGI
$69.5K $25.53/SF
− OpEx
−$20.9K −$7.66/SF
NOI
$48.7K $17.87/SF
Area
Bristol County, MA
Vacancy
7.50%
Lease Rate
$27.60 /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%
$973,620
Cap Rate 7%
$695,443
Cap Rate 9%
$540,900
Alternative Uses
Best Use
Multifamily LT 5
$695.4K
$608.5K – $811.4K
NOI $48,681 @ 7.0% cap · market cap 6.49%
Second Best
Apartment 5plus
$646.3K
$565.5K – $754.0K
NOI $45,241 @ 7.0% cap · market cap 6.03%
Theoretical Best
Office A
$1.66M
$1.45M – $1.94M
NOI $116,121 @ 7.0% cap · market cap 15.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
321
Businesses Nearby
Explore this area
Business Placement
Demographics for 02726, MA
15,671
Population
6,719
Households
2.3
Avg Household Size
46
Median Age
37%
College-Educated
93%
High-School Grad
5.5 sq mi
ZIP Area
2,849
Density / Sq Mi
$110,427
Median Household Income
$65,106
Median Earnings
$1,316
Median Rent
$389,300
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 - Impeccably maintained two-family home in R1 zoning with central air, fireplace, enclosed porch, and in-unit laundry.
Where is this duplex located?
The property is located at 138 - 140 Berube Ave Somerset, MA.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Two‑family home with central air for both units; First‑floor unit has 3 bedrooms, 2 full baths, enclosed porch, and an open floor plan; Chef’s kitchen with stainless steel appliances plus stone fireplace in the living area
