Duplex with Garage and
For Sale
$834,900
14 Harding Ave, Everett, MA 02149
Two residential units with fireplaces, hardwood flooring, outdoor space, and a walk-up attic for future finishing.
Property Size3,240 SF
Price / SF$257.69
Days on Market80
Property Features for 14 Harding Ave
General Information
Standard status
Active
Size
3,240 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Zoning
DD
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR, 1 x 3BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,060
Amenities
hardwood floors
rear deck
fenced-in yard
fireplace
Building Details
Building Size
3,240 SF
Year Built
1923
Buildings
1
Stories
3
Listing Agency:
eXp Realty LLC
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 12
Changed: Aug 29
Last Checked: Aug 29 at 1:16PM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This 1923 duplex in Everett’s Woodlawn neighborhood contains 3,240 square feet across two residential units. The first unit has two bedrooms, a living room with fireplace, dining room, and kitchen. The second provides three bedrooms along with its own living room, fireplace, dining room, and kitchen. Hardwood floors, a rear deck, fenced yard, walk-up attic, basement, and one-car garage add to the property’s physical configuration. The attic is positioned for finishing, while the basement provides additional space for future use.
The property is zoned DD and sits at 14 Harding Ave in Everett, MA 02149. Public transportation, shopping, restaurants, and major routes are identified nearby. The home is being sold as is. The source information also identifies possible expansion to a three-family residence, subject to buyer due diligence.
The property is zoned DD and sits at 14 Harding Ave in Everett, MA 02149. Public transportation, shopping, restaurants, and major routes are identified nearby. The home is being sold as is. The source information also identifies possible expansion to a three-family residence, subject to buyer due diligence.
Key Highlights
- 3,240 SF duplex built in 1923
- Two‑bedroom and three‑bedroom unit configuration
- Fireplaces, dining rooms, kitchens, and hardwood floors in both units
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
$68,560
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
8.21%
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%
$1,371,200
$1.4M
Cap Rate 7%
$979,429
$979.4K
Cap Rate 9%
$761,778
$761.8K
Market Conditions
NOI Build-Up for 3,240 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
$103.0K $31.80/SF
− Vacancy
−$5.1K −$1.57/SF
EGI
$97.9K $30.23/SF
− OpEx
−$29.4K −$9.07/SF
NOI
$68.6K $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%
$1,371,200
Cap Rate 7%
$979,429
Cap Rate 9%
$761,778
Alternative Uses
Best Use
Multifamily LT 5
$979.4K
$857.0K – $1.14M
NOI $68,560 @ 7.0% cap · market cap 8.21%
Second Best
Apartment 5plus
$920.9K
$805.8K – $1.07M
NOI $64,465 @ 7.0% cap · market cap 7.72%
Theoretical Best
Office A
$1.92M
$1.68M – $2.24M
NOI $134,265 @ 7.0% cap · market cap 16.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,159
Businesses Nearby
Explore this area
Business Placement
Demographics for 02149, MA
49,075
Population
18,541
Households
2.6
Avg Household Size
35
Median Age
23%
College-Educated
80%
High-School Grad
3.4 sq mi
ZIP Area
14,434
Density / Sq Mi
$79,658
Median Household Income
$40,836
Median Earnings
$1,988
Median Rent
$605,200
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 residential units with fireplaces, hardwood flooring, outdoor space, and a walk-up attic for future finishing.
Where is this duplex located?
The property is located at 14 Harding Ave Everett, MA.
What is the asking price?
The asking price for this property is $834,900.
What are key features of this property?
This property features: 3,240 SF duplex built in 1923; Two‑bedroom and three‑bedroom unit configuration; Fireplaces, dining rooms, kitchens, and hardwood floors in both units
