Winter Hill Triplex Investment
For Sale
$1,650,000
33-35 Sewall St, Somerville, MA 02145
Somerville triplex with leases through May 2027, parking, great location.
Property Size3,450 SF
Days on Market112
Property Features for 33-35 Sewall St
General Information
Standard status
Active
Size
3,450 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$15,052
Building Details
Building Size
3,450 SF
Year Built
1900
Stories
3
Units
3
Listing Agency:
(617) 634-9665
Listed By:
Maggie Dee + Charles Cherney Team
(617) 634-9665
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Aug 12 at 9:53AM
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 Maggie Dee + Charles Cherney Team
Investment Insights
Based on property information with market context.
This Winter Hill triple-decker property presents a strong investment opportunity. Each unit features hardwood floors and abundant natural light, with a comfortable, functional layout. Covered front and rear porches provide space for relaxation. Parking is available in a three-car garage, with additional off-street spaces. The property offers access to Boston and Cambridge. Its proximity to Foss Park and Assembly Square provides nearby recreation, dining, and retail options. Current lease agreements are in place through May 31, 2027. The location has a bike score of 84, indicating it is very bikeable, a walk score of 84, indicating it is very walkable, and a transit score of 67, indicating good transit options.
Key Highlights
- Strong investment opportunity as a Winter Hill triple‑decker.
- Current leases in place through May 31, 2027.
- Rare, generous parking: three‑car garage plus additional off‑street spaces.
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
$73,003
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
4.42%
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%
$1,460,060
$1.5M
Cap Rate 7%
$1,042,900
$1.0M
Cap Rate 9%
$811,144
$811.1K
Market Conditions
NOI Build-Up for 3,450 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
$109.7K $31.80/SF
− Vacancy
−$5.4K −$1.57/SF
EGI
$104.3K $30.23/SF
− OpEx
−$31.3K −$9.07/SF
NOI
$73.0K $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%
$1,460,060
Cap Rate 7%
$1,042,900
Cap Rate 9%
$811,144
Alternative Uses
Best Use
Multifamily LT 5
$1.04M
$912.5K – $1.22M
NOI $73,003 @ 7.0% cap · market cap 4.42%
Second Best
Apartment 5plus
$980.6K
$858.0K – $1.14M
NOI $68,643 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$2.04M
$1.79M – $2.38M
NOI $142,967 @ 7.0% cap · market cap 8.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,617
Businesses Nearby
Explore this area
Business Placement
Demographics for 02145, MA
27,520
Population
12,669
Households
2.2
Avg Household Size
33
Median Age
55%
College-Educated
89%
High-School Grad
1.4 sq mi
ZIP Area
19,657
Density / Sq Mi
$119,167
Median Household Income
$63,629
Median Earnings
$2,377
Median Rent
$784,900
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 - Somerville triplex with leases through May 2027, parking, great location.
Where is this triplex located?
The property is located at 33-35 Sewall St Somerville, MA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Strong investment opportunity as a Winter Hill triple‑decker.; Current leases in place through May 31, 2027.; Rare, generous parking: **three‑car garage plus additional off‑street spaces**.
