Occupied Two-Family
For Sale
$1,195,000
33 Beacon St, Somerville, MA 02143
Two separately metered apartments are leased through fall 2027 and currently fully occupied.
Property Size3,212 SF
Price / SF$372.04
Days on Market264
Property Features for 33 Beacon St
General Information
Standard status
Active
Size
3,212 SF
Property subtype
Multi-Family
Occupancy
100%
Net Operating Income
$67,417
Units
Unit Mix
1 x 3BR/1BA, 1 x 5BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$16,109
Amenities
views
Building Details
Building Size
3,212 SF
Year Built
1869
Buildings
1
Stories
2
Listing Agency:
Sagan Harborside Sotheby's International Realty
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Dec 9, 2025
Changed: Aug 29
Last Checked: Aug 29 at 1:54PM
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 Sagan Harborside Sotheby's International Realty
Investment Insights
Based on property information with market context.
Located at 33 Beacon St in Somerville, this 3,212-square-foot duplex contains two residential apartments: one with 3 bedrooms and 1 bathroom, and another with 5 bedrooms and 2 bathrooms. The 1869 building is currently 100% occupied, with leases extending through fall 2027. Gas heat and electricity are separately metered for each apartment.
The property sits near Inman Square and adjacent to Whole Foods, with access to Harvard University, Leslie College, Tufts University, Harvard Square, and Porter Square. Its Somerville setting places the two-family building within a commuter-oriented area surrounded by established educational, retail, and neighborhood destinations.
The property sits near Inman Square and adjacent to Whole Foods, with access to Harvard University, Leslie College, Tufts University, Harvard Square, and Porter Square. Its Somerville setting places the two-family building within a commuter-oriented area surrounded by established educational, retail, and neighborhood destinations.
Key Highlights
- Two‑family duplex with 3,212 square feet
- Unit mix includes one 3‑bedroom/1‑bath apartment and one 5‑bedroom/2‑bath apartment
- 100% occupied with leases through fall 2027
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
$67,967
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
5.69%
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%
$1,359,340
$1.4M
Cap Rate 7%
$970,957
$971.0K
Cap Rate 9%
$755,189
$755.2K
Market Conditions
NOI Build-Up for 3,212 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
$102.1K $31.80/SF
− Vacancy
−$5.0K −$1.57/SF
EGI
$97.1K $30.23/SF
− OpEx
−$29.1K −$9.07/SF
NOI
$68.0K $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%
$1,359,340
Cap Rate 7%
$970,957
Cap Rate 9%
$755,189
Alternative Uses
Best Use
Multifamily LT 5
$971.0K
$849.6K – $1.13M
NOI $67,967 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$913.0K
$798.9K – $1.07M
NOI $63,908 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$1.90M
$1.66M – $2.22M
NOI $133,104 @ 7.0% cap · market cap 11.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
4,484
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 separately metered apartments are leased through fall 2027 and currently fully occupied.
Where is this duplex located?
The property is located at 33 Beacon St Somerville, MA.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Two‑family duplex with 3,212 square feet; Unit mix includes one 3‑bedroom/1‑bath apartment and one 5‑bedroom/2‑bath apartment; 100% occupied with leases through fall 2027
