Everett Three-Family Investment
For Sale
$989,000
15 Marie Ave, Everett, MA 02149
Three-family property in Everett with separate utilities and strong cashflow.
Property Size3,565 SF
Price / SF$277.42
Days on Market109
Property Features for 15 Marie Ave
General Information
Standard status
Active
Size
3,565 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Zoning
DD
Building Details
Building Size
3,565 SF
Year Built
1900
Stories
3
Listing Agency:
Keller Williams Realty Evolution
(978) 927-8700
Listed By:
Alvarenga & Son's Team
Source:
Hometown-team
Added: May 14
Changed: Aug 23
Last Checked: Aug 17 at 2:58AM
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 Keller Williams Realty Evolution
Investment Insights
Based on property information with market context.
This three-family property is located at 15 Marie Ave, Everett. It is an investment opportunity with an approximate capitalization rate of 9%. Each unit has separate utilities. The building features well-maintained interiors and presents a strong cash flow potential. Its location in Everett provides residents with convenient access to local amenities, public transportation, and downtown Boston. The property offers a solid investment return and the promise of long-term value appreciation in a growing market. The property size is 3565 square feet.
Key Highlights
- High capitalization rate (approximately 9%) indicating strong investment potential.
- Three separate units, offering diverse rental income streams.
- Separate utilities for each unit, simplifying tenant management and expense tracking.
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
$75,437
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
7.63%
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%
$1,508,740
$1.5M
Cap Rate 7%
$1,077,671
$1.1M
Cap Rate 9%
$838,189
$838.2K
Market Conditions
NOI Build-Up for 3,565 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
$113.4K $31.80/SF
− Vacancy
−$5.6K −$1.57/SF
EGI
$107.8K $30.23/SF
− OpEx
−$32.3K −$9.07/SF
NOI
$75.4K $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%
$1,508,740
Cap Rate 7%
$1,077,671
Cap Rate 9%
$838,189
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$943.0K – $1.26M
NOI $75,437 @ 7.0% cap · market cap 7.63%
Second Best
Apartment 5plus
$1.01M
$886.6K – $1.18M
NOI $70,931 @ 7.0% cap · market cap 7.17%
Theoretical Best
Office A
$2.11M
$1.85M – $2.46M
NOI $147,733 @ 7.0% cap · market cap 14.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,406
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?
Triplex - Three-family property in Everett with separate utilities and strong cashflow.
Where is this triplex located?
The property is located at 15 Marie Ave Everett, MA.
What is the asking price?
The asking price for this property is $989,000.
What are key features of this property?
This property features: High capitalization rate (approximately 9%) indicating strong investment potential.; Three separate units, offering diverse rental income streams.; Separate utilities for each unit, simplifying tenant management and expense tracking.
