Duplex Property with
New
For Sale
$659,900
3 Somerville Ave, Braintree, MA 02184
Two-home configuration supports owner occupancy, rental use, or extended-family living within a single residential income property.
Property Size1,566 SF
Days on Market2
Property Features for 3 Somerville Ave
General Information
Standard status
Active
Size
1,566 SF
Property subtype
Multi Family
Property Condition
Severity
Repairs Needed
Evidence
updating and cosmetic improvements
Additional Details
Road Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,283
Amenities
garage
shed
Building Details
Building Size
1,566 SF
Year Built
1907
Listing Agency:
Cameron Prestige, LLC
Listed By:
Jermaine A. Hurley · License #9503604
(774) 930-5694
Source:
Hillarybirchgroup
Added: Sep 21
Changed: Sep 22
Last Checked: Sep 22 at 1:25PM
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 Cameron Prestige, LLC
Investment Insights
Based on property information with market context.
This duplex property includes two homes, a garage, and a shed for additional storage. The configuration can accommodate an owner living in one residence while renting the other, or support separate living arrangements for family members. Both homes may benefit from updating and cosmetic improvements, allowing the next owner to personalize the interiors and address existing condition needs.
The property is located at 3 Somerville Ave in Braintree, Massachusetts, with frontage and off-street parking associated with both homes. Zoning is B. A potential subdivision may be explored, subject to town approval and applicable zoning requirements. Built in 1907, the property offers a two-home layout with several documented residential use options.
The property is located at 3 Somerville Ave in Braintree, Massachusetts, with frontage and off-street parking associated with both homes. Zoning is B. A potential subdivision may be explored, subject to town approval and applicable zoning requirements. Built in 1907, the property offers a two-home layout with several documented residential use options.
Key Highlights
- Two‑home duplex configuration at 3 Somerville Ave, Braintree, MA 02184
- Garage and shed provide additional storage space
- Frontage and off‑street parking associated with both homes
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
$28,052
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
4.25%
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%
$561,040
$561.0K
Cap Rate 7%
$400,743
$400.7K
Cap Rate 9%
$311,689
$311.7K
Market Conditions
NOI Build-Up for 1,566 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
$42.3K $27.00/SF
− Vacancy
−$2.2K −$1.41/SF
EGI
$40.1K $25.59/SF
− OpEx
−$12.0K −$7.68/SF
NOI
$28.1K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$561,040
Cap Rate 7%
$400,743
Cap Rate 9%
$311,689
Alternative Uses
Best Use
Multifamily LT 5
$400.7K
$350.7K – $467.5K
NOI $28,052 @ 7.0% cap · market cap 4.25%
Second Best
Apartment 5plus
$369.8K
$323.5K – $431.4K
NOI $25,883 @ 7.0% cap · market cap 3.92%
Theoretical Best
Office A
$927.1K
$811.2K – $1.08M
NOI $64,895 @ 7.0% cap · market cap 9.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
Explore this area
Business Placement
Demographics for 02184, MA
39,143
Population
15,032
Households
2.6
Avg Household Size
42
Median Age
47%
College-Educated
93%
High-School Grad
13.8 sq mi
ZIP Area
2,836
Density / Sq Mi
$125,305
Median Household Income
$65,542
Median Earnings
$1,925
Median Rent
$623,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-home configuration supports owner occupancy, rental use, or extended-family living within a single residential income property.
Where is this duplex located?
The property is located at 3 Somerville Ave Braintree, MA.
What is the asking price?
The asking price for this property is $659,900.
What are key features of this property?
This property features: Two‑home duplex configuration at 3 Somerville Ave, Braintree, MA 02184; Garage and shed provide additional storage space; Frontage and off‑street parking associated with both homes
