Character-Rich Duplex with In-Law
For Sale
$989,900
17 Tufts Avenue, Everett, MA 02149
Four-level duplex with refinished hardwood floors, stained-glass detailing, marble fireplaces, and a separate top-floor suite.
Property Size3,202 SF
Price / SF$309.15
Days on Market104
Property Features for 17 Tufts Avenue
General Information
Standard status
Active
Size
3,202 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Zoning
DD
Taxes and HOA fees
Annual Taxes
$9,332
Building Details
Building Size
3,202 SF
Year Built
1880
Stories
4
Listing Agency:
Coldwell Banker Realty - Brookline
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 19
Changed: Aug 29
Last Checked: Aug 30 at 2:23PM
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 Coldwell Banker Realty - Brookline
Investment Insights
Based on property information with market context.
This four-level duplex at 17 Tufts Avenue includes 3,202 square feet and dates to 1880. The property has been used as both a two-family home and a spacious single-family residence with a separate top-floor in-law suite. Refinished red oak floors, fresh interior paint in most areas, stained glass at the stair landing, and two marble fireplaces add distinctive interior character.
The walk-out lower level includes a summer kitchen, another fireplace, and direct patio access. An enclosed three-season porch extends the living area, while the backyard includes mature plantings and a marble picnic bench. Updates include 33 vinyl-clad replacement windows completed in 2008 and a security system. The property is zoned DD and is near public transportation, schools, shopping, highway access, Encore, Boston Harbor, Assembly Row, and Station Landing.
The walk-out lower level includes a summer kitchen, another fireplace, and direct patio access. An enclosed three-season porch extends the living area, while the backyard includes mature plantings and a marble picnic bench. Updates include 33 vinyl-clad replacement windows completed in 2008 and a security system. The property is zoned DD and is near public transportation, schools, shopping, highway access, Encore, Boston Harbor, Assembly Row, and Station Landing.
Key Highlights
- Two‑family property with a separate top‑floor in‑law suite
- 3,202 SF across four levels; built in 1880
- 33 vinyl‑clad replacement windows completed in 2008
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
$67,755
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
6.84%
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%
$1,355,100
$1.4M
Cap Rate 7%
$967,929
$967.9K
Cap Rate 9%
$752,833
$752.8K
Market Conditions
NOI Build-Up for 3,202 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
$101.8K $31.80/SF
− Vacancy
−$5.0K −$1.57/SF
EGI
$96.8K $30.23/SF
− OpEx
−$29.0K −$9.07/SF
NOI
$67.8K $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%
$1,355,100
Cap Rate 7%
$967,929
Cap Rate 9%
$752,833
Alternative Uses
Best Use
Multifamily LT 5
$967.9K
$846.9K – $1.13M
NOI $67,755 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$910.1K
$796.4K – $1.06M
NOI $63,709 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$1.90M
$1.66M – $2.21M
NOI $132,690 @ 7.0% cap · market cap 13.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,870
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 - Four-level duplex with refinished hardwood floors, stained-glass detailing, marble fireplaces, and a separate top-floor suite.
Where is this duplex located?
The property is located at 17 Tufts Avenue Everett, MA.
What is the asking price?
The asking price for this property is $989,900.
What are key features of this property?
This property features: Two‑family property with a separate top‑floor in‑law suite; 3,202 SF across four levels; built in 1880; 33 vinyl‑clad replacement windows completed in 2008
