Duplex with Front
For Sale
$1,200,000
295 Beacon Street, Somerville, MA 02143
Two residential units feature eat-in kitchens, generous living areas, and multiple bedrooms in a walkable Somerville setting.
Property Size2,280 SF
Price / SF$526.32
Days on Market86
Property Features for 295 Beacon Street
General Information
Standard status
Active
Size
2,280 SF
Property subtype
Multi-family
Additional Details
Public Transit
Yes
Multifamily Units
2
Building Details
Year Built
1900
Buildings
1
Listing Agency:
Cambridge Sage Inc.
(617) 833-7457
Listed By:
Sage Jankowitz · License #449595503
(617) 262-1470
Source:
Fairfieldrealtyboston
Added: Jun 6
Changed: Aug 29
Last Checked: Jun 15 at 4:14PM
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 Cambridge Sage Inc.
Investment Insights
Based on property information with market context.
This 2,280-square-foot duplex, built in 1900, contains two residential units with distinct layouts. The first-floor apartment offers an eat-in kitchen, a spacious living room with tall ceilings, and two bedrooms. The upper residence spans two levels and includes a first-floor bedroom, two additional bedrooms, two living areas, an eat-in kitchen, a bathroom, and a front porch. Ceiling heights are described as generous throughout.
The property is located on Beacon Street in Somerville, 0.5 miles from Porter Square and 0.8 miles from Harvard Square. Zoe's Chinese is across the street, while Star Market, Pho N Rice, and Pepsi Pies are less than one block away. Whole Foods is a few blocks from the property. A new roof and the second-floor porch were completed in June 2026. The rear yard is set back from the street and provides outdoor space for future improvements.
The property is located on Beacon Street in Somerville, 0.5 miles from Porter Square and 0.8 miles from Harvard Square. Zoe's Chinese is across the street, while Star Market, Pho N Rice, and Pepsi Pies are less than one block away. Whole Foods is a few blocks from the property. A new roof and the second-floor porch were completed in June 2026. The rear yard is set back from the street and provides outdoor space for future improvements.
Key Highlights
- 2,280‑square‑foot duplex with two residential units
- First‑floor unit includes an eat‑in kitchen, living room, and two bedrooms
- Upper unit spans two levels with three bedrooms, two living areas, kitchen, bathroom, and front porch
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
$48,246
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
4.02%
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%
$964,920
$964.9K
Cap Rate 7%
$689,229
$689.2K
Cap Rate 9%
$536,067
$536.1K
Market Conditions
NOI Build-Up for 2,280 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
$72.5K $31.80/SF
− Vacancy
−$3.6K −$1.57/SF
EGI
$68.9K $30.23/SF
− OpEx
−$20.7K −$9.07/SF
NOI
$48.2K $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%
$964,920
Cap Rate 7%
$689,229
Cap Rate 9%
$536,067
Alternative Uses
Best Use
Multifamily LT 5
$689.2K
$603.1K – $804.1K
NOI $48,246 @ 7.0% cap · market cap 4.02%
Second Best
Apartment 5plus
$648.1K
$567.1K – $756.1K
NOI $45,364 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,483 @ 7.0% cap · market cap 7.87%
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
2,780
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
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 - Two residential units feature eat-in kitchens, generous living areas, and multiple bedrooms in a walkable Somerville setting.
Where is this duplex located?
The property is located at 295 Beacon Street Somerville, MA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2,280‑square‑foot duplex with two residential units; First‑floor unit includes an eat‑in kitchen, living room, and two bedrooms; Upper unit spans two levels with three bedrooms, two living areas, kitchen, bathroom, and front porch
