Duplex with Water
For Sale
$749,000
Pending
2118 Riverside Ave, Somerset, MA 02726
Residential Income, Somerset, MA
Property Size2,709 SF
Lot Size0.22 Acres
Days on Market51
Property Features for 2118 Riverside Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R1
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 3, Bedroom 5, Bedroom 2, Bedroom 4, Bathroom 2, Bathroom 1, Bathroom 3, Bedroom 1
Parking
6
Fireplace
1
Elementary school
North Elementary
Middle school
Somerset Middle School
High school
Somerset High School
Directions
Follow Riverside Ave
Standard status
Pending
APN
M:0C1 L:0017,4020087
Size
2,709 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6228
Building Details
Year built
1920
Floors in Building
3
Number of units
2
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 677-3233
Added: Jul 8
Changed: Aug 25
Last Checked: Aug 27 at 3:06AM
MLS# 73546955
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,709-square-foot duplex, built in 1920, contains two residential units along with a finished attic and partially finished basement. A fireplace, under-house garage, and additional storage contribute to the property's functionality. The home is being delivered vacant, allowing the next owner to determine its use immediately.
Situated on a 0.22-acre corner lot along a dead-end street, the property is two homes from the waterfront. Exterior features include a koi pond, fenced backyard, oversized deck, and water views. Shopping, dining, schools, and major highways are located just minutes away. The property is zoned R1.
Situated on a 0.22-acre corner lot along a dead-end street, the property is two homes from the waterfront. Exterior features include a koi pond, fenced backyard, oversized deck, and water views. Shopping, dining, schools, and major highways are located just minutes away. The property is zoned R1.
Key Highlights
- 2,709‑square‑foot duplex with two residential units
- 0.22‑acre corner lot on a dead‑end street
- Two homes from the waterfront with water views
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
$48,413
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
6.46%
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%
$968,260
$968.3K
Cap Rate 7%
$691,614
$691.6K
Cap Rate 9%
$537,922
$537.9K
Market Conditions
NOI Build-Up for 2,709 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
$74.8K $27.60/SF
− Vacancy
−$5.6K −$2.07/SF
EGI
$69.2K $25.53/SF
− OpEx
−$20.7K −$7.66/SF
NOI
$48.4K $17.87/SF
Area
Bristol County, MA
Vacancy
7.50%
Lease Rate
$27.60 /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%
$968,260
Cap Rate 7%
$691,614
Cap Rate 9%
$537,922
Alternative Uses
Best Use
Multifamily LT 5
$691.6K
$605.2K – $806.9K
NOI $48,413 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$642.7K
$562.4K – $749.9K
NOI $44,992 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,481 @ 7.0% cap · market cap 15.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
338
Businesses Nearby
Explore this area
Business Placement
Demographics for 02726, MA
15,671
Population
6,719
Households
2.3
Avg Household Size
46
Median Age
37%
College-Educated
93%
High-School Grad
5.5 sq mi
ZIP Area
2,849
Density / Sq Mi
$110,427
Median Household Income
$65,106
Median Earnings
$1,316
Median Rent
$389,300
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 - Vacant two-unit property with a finished attic, basement space, garage, and fenced outdoor areas.
Where is this duplex located?
The property is located at 2118 Riverside Ave Somerset, MA.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: 2,709‑square‑foot duplex with two residential units; 0.22‑acre corner lot on a dead‑end street; Two homes from the waterfront with water views
