Duplex with Expandable
New
For Sale
$1,199,000
273 Medford St, Somerville, MA 02143
Three levels offer a two-family configuration with room for additional basement space.
Property Size3,410 SF
Days on Market6
Property Features for 273 Medford St
General Information
Standard status
Active
Size
3,410 SF
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,395
Building Details
Building Size
3,410 SF
Year Built
1900
Stories
3
Listing Agency:
REMAX Andrew Realty Services
Listed By:
Joseph Cirrone · License #449550147
(617) 968-8675
Source:
Allisonmazer
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 11:29AM
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 REMAX Andrew Realty Services
Investment Insights
Based on property information with market context.
This two-family property contains 3,410 square feet across three levels, with 14 rooms, six bedrooms, and 2.5 baths. The basement is expandable, providing the potential for additional living area. Built in 1900, the property also offers views of the Boston skyline.
The Somerville address is minutes from the Green Line Extension, the Bike Path to Boston, Assembly Row, and public transportation. Davis Square and Union Square are nearby, and Encore Boston Harbor is less than 2 miles away.
The Somerville address is minutes from the Green Line Extension, the Bike Path to Boston, Assembly Row, and public transportation. Davis Square and Union Square are nearby, and Encore Boston Harbor is less than 2 miles away.
Key Highlights
- 3,410 square feet across three levels
- Two‑family layout with 14 rooms, 6 bedrooms, and 2.5 baths
- Expandable basement with potential for additional living space
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
$72,157
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
6.02%
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%
$1,443,140
$1.4M
Cap Rate 7%
$1,030,814
$1.0M
Cap Rate 9%
$801,744
$801.7K
Market Conditions
NOI Build-Up for 3,410 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
$108.4K $31.80/SF
− Vacancy
−$5.4K −$1.57/SF
EGI
$103.1K $30.23/SF
− OpEx
−$30.9K −$9.07/SF
NOI
$72.2K $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%
$1,443,140
Cap Rate 7%
$1,030,814
Cap Rate 9%
$801,744
Alternative Uses
Best Use
Multifamily LT 5
$1.03M
$902.0K – $1.20M
NOI $72,157 @ 7.0% cap · market cap 6.02%
Second Best
Apartment 5plus
$969.2K
$848.1K – $1.13M
NOI $67,847 @ 7.0% cap · market cap 5.66%
Theoretical Best
Office A
$2.02M
$1.77M – $2.36M
NOI $141,310 @ 7.0% cap · market cap 11.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,199
Businesses Nearby
Explore this area
Business Placement
Demographics for 02143, MA
26,022
Population
12,901
Households
2
Avg Household Size
33
Median Age
74%
College-Educated
95%
High-School Grad
1.5 sq mi
ZIP Area
17,348
Density / Sq Mi
$126,102
Median Household Income
$73,055
Median Earnings
$2,424
Median Rent
$930,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Three levels offer a two-family configuration with room for additional basement space.
Where is this duplex located?
The property is located at 273 Medford St Somerville, 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: 3,410 square feet across three levels; Two‑family layout with 14 rooms, 6 bedrooms, and 2.5 baths; Expandable basement with potential for additional living space
