Two-Building Quadplex
For Sale
$1,974,900
159 Pearl St, Somerville, MA 02145
Two residential buildings share one lot with paved driveways and off-street parking.
Property Size7,500 SF
Price / SF$263.32
Days on Market17
Property Features for 159 Pearl St
General Information
Standard status
Active
Size
7,500 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Public Transit
Yes
Multifamily Units
4
Amenities
off-street parking
Building Details
Year Built
1900
Buildings
2
Tenancy
Multi
Listing Agency:
Century 21 Realty Network
(508) 822-0500
Listed By:
Kevin Fernandes · License #121936
Source:
Livianhomesct
Added: Aug 16
Changed: Aug 28
Last Checked: Aug 30 at 8:22PM
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 Century 21 Realty Network
Investment Insights
Based on property information with market context.
This quadplex property comprises two separate two-family homes situated on one lot, creating a four-unit residential configuration. The property measures 7,500 square feet and dates to 1900. Finished lower-level areas add usable space, subject to buyer verification and due diligence.
Off-street parking is provided through paved driveways on both sides of the property, supporting convenient tenant access and circulation. The property is located at 159 Pearl St in Somerville, near major routes, public transportation, shopping, and dining. One unit is expected to be delivered vacant, while the remaining occupancy and tenancy details should be confirmed during due diligence.
Off-street parking is provided through paved driveways on both sides of the property, supporting convenient tenant access and circulation. The property is located at 159 Pearl St in Somerville, near major routes, public transportation, shopping, and dining. One unit is expected to be delivered vacant, while the remaining occupancy and tenancy details should be confirmed during due diligence.
Key Highlights
- Two separate two‑family homes configured as a four‑unit property
- 7,500 square feet on one lot
- Finished lower‑level space provides additional usable area, subject to buyer due diligence
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
$158,703
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
8.04%
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%
$3,174,060
$3.2M
Cap Rate 7%
$2,267,186
$2.3M
Cap Rate 9%
$1,763,367
$1.8M
Market Conditions
NOI Build-Up for 7,500 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
$238.5K $31.80/SF
− Vacancy
−$11.8K −$1.57/SF
EGI
$226.7K $30.23/SF
− OpEx
−$68.0K −$9.07/SF
NOI
$158.7K $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%
$3,174,060
Cap Rate 7%
$2,267,186
Cap Rate 9%
$1,763,367
Alternative Uses
Best Use
Multifamily LT 5
$2.27M
$1.98M – $2.65M
NOI $158,703 @ 7.0% cap · market cap 8.04%
Second Best
Apartment 5plus
$2.13M
$1.87M – $2.49M
NOI $149,225 @ 7.0% cap · market cap 7.56%
Theoretical Best
Office A
$4.44M
$3.88M – $5.18M
NOI $310,798 @ 7.0% cap · market cap 15.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,311
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?
Quadplex - Two residential buildings share one lot with paved driveways and off-street parking.
Where is this quadplex located?
The property is located at 159 Pearl St Somerville, MA.
What is the asking price?
The asking price for this property is $1,974,900.
What are key features of this property?
This property features: Two separate two‑family homes configured as a four‑unit property; 7,500 square feet on one lot; Finished lower‑level space provides additional usable area, subject to buyer due diligence
