Two-Family Duplex with
For Sale
$749,900
Pending
138 - 140 Berube Ave, Somerset, MA 02726
Residential Income, Somerset, MA
Property Size2,724 SF
Lot Size0.24 Acres
Days on Market73
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
Bedroom 3, Bedroom 1, Bathroom 3, Bedroom 5, Bathroom 2, Bedroom 2, 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
landscaped grounds
2-car garage
central air
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) 675-0995
Added: Jul 6
Changed: Sep 14
Last Checked: Sep 16 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.
This 2,724-square-foot duplex, built in 1947, includes two residential units on a 0.24-acre lot. The larger residence has three bedrooms, two full bathrooms, an open living arrangement, an enclosed porch, and a kitchen equipped with stainless steel appliances, a pot filler, beverage cooler, extensive cabinetry, and a stone fireplace. The second unit provides one to two bedrooms, an open layout, a separate entrance, deck, patio, and in-unit laundry. Both units include central air and have been deleaded.
The property also features landscaped grounds, a two-car garage, and additional side parking. It is positioned on a quiet dead-end street in Somerset, near shopping, dining, schools, and major highways. R1 zoning supports its residential setting.
The property also features landscaped grounds, a two-car garage, and additional side parking. It is positioned on a quiet dead-end street in Somerset, near shopping, dining, schools, and major highways. R1 zoning supports its residential setting.
Key Highlights
- 2,724 SF duplex on a 0.24‑acre lot
- Two units with 3‑bedroom and 1‑2‑bedroom configurations
- Larger unit includes 2 full baths, enclosed porch, and stone fireplace
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
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Open Analytics
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
Check the figures for this property
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?
Duplex - Two separate units offer flexible living arrangements, central air, private entries, and outdoor space.
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: 2,724 SF duplex on a 0.24‑acre lot; Two units with 3‑bedroom and 1‑2‑bedroom configurations; Larger unit includes 2 full baths, enclosed porch, and stone fireplace
