Four-Unit Quadplex with Basement
For Sale
$1,149,000
20 Hatch St, Everett, MA 02149
Separate utilities support straightforward unit-level operations.
Property Size3,210 SF
Price / SF$357.94
Days on Market124
Property Features for 20 Hatch St
General Information
Standard status
Active
Size
3,210 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
DD
Net Operating Income
$85,478
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 2BR/1BA, 2 x 1BR/1BA
Multifamily Units
4
Additional Details
Gross Income
$90,600
Taxes and HOA fees
Annual Taxes
$11,438
Amenities
in-building laundry
Building Details
Building Size
3,210 SF
Year Built
1880
Stories
4
Listing Agency:
Sagan Harborside Sotheby's International Realty
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 29
Changed: Aug 29
Last Checked: Aug 29 at 1:55PM
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 Sagan Harborside Sotheby's International Realty
Investment Insights
Based on property information with market context.
This 3,210-square-foot quadplex, built in 1880, contains four residential units with a total of 6 bedrooms and 4 bathrooms. The layout includes two two-bedroom, one-bath residences and two one-bedroom, one-bath residences. Each unit has separate utilities, while laundry facilities are located in the basement. A paved driveway provides 6 off-street parking spaces, and the property is situated on a dead-end street. Zoning is DD.
The property is in Everett with access to Revere Beach Parkway, Route 99, and the MBTA Orange Line through Wellington. Meadows Park is a 2-minute walk away, with shopping, dining, and the Encore Casino also identified in the surrounding area.
The property is in Everett with access to Revere Beach Parkway, Route 99, and the MBTA Orange Line through Wellington. Meadows Park is a 2-minute walk away, with shopping, dining, and the Encore Casino also identified in the surrounding area.
Key Highlights
- Four‑unit quadplex with 6 bedrooms and 4 bathrooms
- Unit mix includes 2 two‑bedroom units and 2 one‑bedroom units
- 3,210 SF building constructed in 1880
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
$67,925
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
5.91%
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%
$1,358,500
$1.4M
Cap Rate 7%
$970,357
$970.4K
Cap Rate 9%
$754,722
$754.7K
Market Conditions
NOI Build-Up for 3,210 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
$102.1K $31.80/SF
− Vacancy
−$5.0K −$1.57/SF
EGI
$97.0K $30.23/SF
− OpEx
−$29.1K −$9.07/SF
NOI
$67.9K $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%
$1,358,500
Cap Rate 7%
$970,357
Cap Rate 9%
$754,722
Alternative Uses
Best Use
Multifamily LT 5
$970.4K
$849.1K – $1.13M
NOI $67,925 @ 7.0% cap · market cap 5.91%
Second Best
Apartment 5plus
$912.4K
$798.4K – $1.06M
NOI $63,868 @ 7.0% cap · market cap 5.56%
Theoretical Best
Office A
$1.90M
$1.66M – $2.22M
NOI $133,022 @ 7.0% cap · market cap 11.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
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?
Quadplex - Separate utilities support straightforward unit-level operations.
Where is this quadplex located?
The property is located at 20 Hatch St Everett, MA.
What is the asking price?
The asking price for this property is $1,149,000.
What are key features of this property?
This property features: Four‑unit quadplex with 6 bedrooms and 4 bathrooms; Unit mix includes 2 two‑bedroom units and 2 one‑bedroom units; 3,210 SF building constructed in 1880
