Oversized 3-Family with Four Garage
For Sale
$1,798,000
Pending
152-154 Glen St, Somerville, MA 02145
Three-unit building with four garage bays, driveway parking, and matching four-bedroom layouts with rear enclosed porches.
Property Size4,398 SF
Lot Size0.12 Acres
Days on Market95
Property Features for 152-154 Glen St
General Information
Standard status
Pending
Size
4,398 SF
Total Parking Spaces
6
Lot size
0.12 Acres
Property subtype
Residential Income
Zoning
RB
Net Operating Income
$121,284
Additional Details
Highway Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$18,003
Amenities
Pool, Park
Ceiling Fan(s)
Natural Gas, Oil
Unfinished
Range, Dishwasher, Refrigerator, Washer, Dryer, Gas Water Heater
Ceiling Fan(s), Pantry, Storage
Fenced
Paved, Off Street, Driveway
Balcony
Building Details
Building Size
4,398 SF
Year Built
1890
Stories
3
Tenancy
Multi
Listing Agency:
Phoenix Real Estate
Listed By:
Yuan Guo
(412) 708-0257
Source:
Evrealestate
Added: Jun 3
Changed: Sep 4
Last Checked: Aug 5 at 5:38AM
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 Phoenix Real Estate
Investment Insights
Based on property information with market context.
154 Glen Street offers an oversized three-family configuration with nearly 4,400 square feet of living area on a 5,200 square foot lot. Each unit includes four bedrooms, a spacious eat-in kitchen with pantry, a rear enclosed porch, and laundry hookups. The first-floor unit features hardwood flooring.
The property has four garage bays and driveway parking. Recent improvements include a roof replacement completed in 2025, a new hardwired Smoke & CO system completed in 2026, and a recently repaved driveway with added drainage completed per city requirements.
Positioned near the Green Line Extension and Community Bike Path, the home is also close to Davis Square, Union Square, Sullivan Square, Assembly Row, Route 93, and Downtown Boston.
The property has four garage bays and driveway parking. Recent improvements include a roof replacement completed in 2025, a new hardwired Smoke & CO system completed in 2026, and a recently repaved driveway with added drainage completed per city requirements.
Positioned near the Green Line Extension and Community Bike Path, the home is also close to Davis Square, Union Square, Sullivan Square, Assembly Row, Route 93, and Downtown Boston.
Key Highlights
- Three‑family property built in 1890 on a 5,200 sq ft lot with nearly 4,400 sq ft of living area.
- Each unit offers a 4‑bedroom layout plus a spacious eat‑in kitchen with pantry.
- Rear enclosed porch and laundry hookups in each unit.
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
$93,063
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
5.18%
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%
$1,861,260
$1.9M
Cap Rate 7%
$1,329,471
$1.3M
Cap Rate 9%
$1,034,033
$1.0M
Market Conditions
NOI Build-Up for 4,398 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
$139.9K $31.80/SF
− Vacancy
−$6.9K −$1.57/SF
EGI
$132.9K $30.23/SF
− OpEx
−$39.9K −$9.07/SF
NOI
$93.1K $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%
$1,861,260
Cap Rate 7%
$1,329,471
Cap Rate 9%
$1,034,033
Alternative Uses
Best Use
Multifamily LT 5
$1.33M
$1.16M – $1.55M
NOI $93,063 @ 7.0% cap · market cap 5.18%
Second Best
Apartment 5plus
$1.25M
$1.09M – $1.46M
NOI $87,505 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$2.60M
$2.28M – $3.04M
NOI $182,252 @ 7.0% cap · market cap 10.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,109
Businesses Nearby
Explore this area
Business Placement
Demographics for 02145, MA
27,520
Population
12,669
Households
2.2
Avg Household Size
33
Median Age
55%
College-Educated
89%
High-School Grad
1.4 sq mi
ZIP Area
19,657
Density / Sq Mi
$119,167
Median Household Income
$63,629
Median Earnings
$2,377
Median Rent
$784,900
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-unit building with four garage bays, driveway parking, and matching four-bedroom layouts with rear enclosed porches.
Where is this triplex located?
The property is located at 152-154 Glen St Somerville, MA.
What is the asking price?
The asking price for this property is $1,798,000.
What are key features of this property?
This property features: Three‑family property built in 1890 on a 5,200 sq ft lot with nearly 4,400 sq ft of living area.; Each unit offers a 4‑bedroom layout plus a spacious eat‑in kitchen with pantry.; Rear enclosed porch and laundry hookups in each unit.
