Triplex with Renovated
For Sale
$1,199,000
25 Cumner Ave, Melrose, MA 02176
Three residential units offer flexible layouts, central A/C, and outdoor deck access.
Property Size3,027 SF
Price / SF$396.10
Days on Market95
Property Features for 25 Cumner Ave
General Information
Standard status
Active
Size
3,027 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
URA
Additional Details
Public Transit
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$9,196
Building Details
Building Size
3,027 SF
Year Built
1890
Stories
3
Listing Agency:
Coldwell Banker Realty - Boston
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 28
Changed: Aug 29
Last Checked: Aug 29 at 3:13PM
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 - Boston
Investment Insights
Based on property information with market context.
This 3,027-square-foot triplex, built in 1890, contains three residential units with spacious rooms and practical living and dining areas. The third-floor unit was renovated in 2018 and includes hardwood flooring, central A/C, and access to an exterior deck. The property also offers a generous yard, parking, and storage space. A potential combination of the second- and third-floor units is described while retaining rental income from the remaining unit.
Located at 25 Cumner Ave in Melrose’s East Side/Mt. Hood neighborhood, the property is less than 1 mile from downtown Melrose, commuter rail, restaurants, and shopping. The setting includes a tree-lined neighborhood context and outdoor space suited to gatherings.
Located at 25 Cumner Ave in Melrose’s East Side/Mt. Hood neighborhood, the property is less than 1 mile from downtown Melrose, commuter rail, restaurants, and shopping. The setting includes a tree-lined neighborhood context and outdoor space suited to gatherings.
Key Highlights
- 3,027‑square‑foot triplex with three residential units
- Third‑floor unit renovated in 2018
- Hardwood floors, central A/C, and exterior deck access in Unit 3
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
$64,052
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
5.34%
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%
$1,281,040
$1.3M
Cap Rate 7%
$915,029
$915.0K
Cap Rate 9%
$711,689
$711.7K
Market Conditions
NOI Build-Up for 3,027 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
$96.3K $31.80/SF
− Vacancy
−$4.8K −$1.57/SF
EGI
$91.5K $30.23/SF
− OpEx
−$27.5K −$9.07/SF
NOI
$64.1K $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%
$1,281,040
Cap Rate 7%
$915,029
Cap Rate 9%
$711,689
Alternative Uses
Best Use
Multifamily LT 5
$915.0K
$800.7K – $1.07M
NOI $64,052 @ 7.0% cap · market cap 5.34%
Second Best
Apartment 5plus
$860.4K
$752.8K – $1.00M
NOI $60,227 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,438 @ 7.0% cap · market cap 10.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
186
Businesses Nearby
Explore this area
Business Placement
Demographics for 02176, MA
29,817
Population
12,724
Households
2.3
Avg Household Size
41
Median Age
62%
College-Educated
95%
High-School Grad
4.7 sq mi
ZIP Area
6,344
Density / Sq Mi
$126,854
Median Household Income
$80,293
Median Earnings
$1,933
Median Rent
$796,100
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?
Triplex - Three residential units offer flexible layouts, central A/C, and outdoor deck access.
Where is this triplex located?
The property is located at 25 Cumner Ave Melrose, MA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: 3,027‑square‑foot triplex with three residential units; Third‑floor unit renovated in 2018; Hardwood floors, central A/C, and exterior deck access in Unit 3
