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    Cambridge Multifamily Investment Opportunity Title is generated by Realmo AI

    178 Richdale Avenue, Cambridge, MA 02140

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    Claim this Listing
    For Sale
    $3,800,000

    Six-unit building near Avon Hill and Porter Square neighborhoods.

    Type:Multi-family / 5-9 Family
    Property size:
    6,279 SF
    Lot size:
    0.24 Acres
    Price / SF:
    $605/SF
    Added:
    Dec 12, 2025
    Days on Market:
    170
    Last Refresh:
    Mar 13 at 4:15 pm

    Property Features for 178 Richdale Avenue

    General Information

    Standard status
    Active
    Size
    6,279 SF
    Lot size
    0.24 Acres
    Property subtype
    Multi-family / 5-9 Family

    Building Details

    Year Built
    1920

    We can help!

    Listing Contact
    Tess Kohanski

    Listing agent Tess Kohanski License #9562955

    Listing office Horvath & Tremblay

    Listing date Dec 12, 2025

    Source Compass

    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 Horvath & Tremblay

    HighLights

    • Significant opportunity to increase rental income to market rates.
    • Large 10,506 sqft lot with potential for higher density redevelopment.
    • Ample parking with sixteen (16) spaces.
    • Well‑maintained property with large units and desirable layouts.
    • Located in a desirable Cambridge location between Avon Hill and Porter Square.
    • Six (6) total units comprised of three (3) 4‑Bedroom/1‑Bathroom units and three (3) 2‑Bedroom/1‑Bathroom units.

    Overview

    Located between the Avon Hill and Porter Square neighborhoods, 178 Richdale Ave is a three-story building containing six units. The unit mix comprises three 4-bedroom/1-bathroom units and three 2-bedroom/1-bathroom units. The building features 6,279 square feet of gross living area and 8,404 square feet of gross area. Situated on a 10,506 sqft (0.24-acre) parcel, the property provides ample parking with sixteen spaces available via a large lot to the side and rear. The property has been well maintained and features large units with generously sized common and kitchen areas, offering a highly desirable and functional layout. The large well-situated lot lends itself for a higher density redevelopment given recent changes to Cambridge zoning.
    Location Intelligence

    Current Use by Public Records

    Porter Square Digital Marketing & Advertising

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cambridge
    County
    Suffolk
    State
    Massachusetts
    Longitude
    -71.1277193
    Latitude
    42.3892666

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    FAQs

    What type of property is this?
    Apartment building - Six-unit building near Avon Hill and Porter Square neighborhoods.
    Where is this apartment building located?
    The property is located at 178 Richdale Avenue Cambridge, MA.
    What is the asking price?
    The asking price for this property is $3,800,000.
    What are key features of this property?
    This property features: Significant opportunity to increase rental income to market rates.; Large 10,506 sqft lot with potential for higher density redevelopment.; Ample parking with sixteen (16) spaces.
    (781) 776-4000
    We can help!
    Listing Contact
    Tess Kohanski
    Real Estate License ID: 9562955
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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