Renovated Duplex with
New
For Sale
$899,900
4-6 Edith St., Everett, MA 02149
Two updated residences offer separate utilities, outdoor areas, and basement workshop space.
Property Size2,540 SF
Days on Market7
Property Features for 4-6 Edith St.
General Information
Standard status
Active
Size
2,540 SF
Total Parking Spaces
2
Property subtype
Multifamily
Taxes and HOA fees
Annual Taxes
$9,023
Building Details
Building Size
2,540 SF
Year Built
1900
Listing Agency:
Coldwell Banker Realty - Waltham
(617) 872-6882
Listed By:
Stefanos Galouzis
Source:
Classifiedrealtygroup
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 25 at 4:58AM
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 Coldwell Banker Realty - Waltham
Investment Insights
Based on property information with market context.
Built in 1900, this duplex contains two residences with extensively updated kitchens and bathrooms, refreshed cabinetry, lighting, flooring, recessed lighting, and appliances. The interiors also feature high ceilings, sizable bedrooms, generous closets, and newer windows. Major system work includes roof and water-heater updates, central A/C, and a comprehensive electrical and wiring upgrade. Separate utilities and gas heat support independent operation of each residence.
Outdoor and auxiliary spaces include two sunrooms, a private deck, a backyard patio area, and a basement with workshop space. The property is near parks, shopping, dining, public transportation, Orange Line access, major routes, and Boston. Its two-residence configuration and broad improvements support owner occupancy, investment use, or multigenerational living.
Outdoor and auxiliary spaces include two sunrooms, a private deck, a backyard patio area, and a basement with workshop space. The property is near parks, shopping, dining, public transportation, Orange Line access, major routes, and Boston. Its two-residence configuration and broad improvements support owner occupancy, investment use, or multigenerational living.
Key Highlights
- Two‑family duplex with extensively updated kitchens, bathrooms, flooring, lighting, and appliances
- Roof, water heaters, central A/C, and electrical wiring have been updated
- Separate utilities and gas heat for the two residences
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
$53,747
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
5.97%
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%
$1,074,940
$1.1M
Cap Rate 7%
$767,814
$767.8K
Cap Rate 9%
$597,189
$597.2K
Market Conditions
NOI Build-Up for 2,540 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
$80.8K $31.80/SF
− Vacancy
−$4.0K −$1.57/SF
EGI
$76.8K $30.23/SF
− OpEx
−$23.0K −$9.07/SF
NOI
$53.7K $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%
$1,074,940
Cap Rate 7%
$767,814
Cap Rate 9%
$597,189
Alternative Uses
Best Use
Multifamily LT 5
$767.8K
$671.8K – $895.8K
NOI $53,747 @ 7.0% cap · market cap 5.97%
Second Best
Apartment 5plus
$722.0K
$631.7K – $842.3K
NOI $50,537 @ 7.0% cap · market cap 5.62%
Theoretical Best
Office A
$1.50M
$1.32M – $1.75M
NOI $105,257 @ 7.0% cap · market cap 11.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,036
Businesses Nearby
Explore this area
Business Placement
Demographics for 02149, MA
49,075
Population
18,541
Households
2.6
Avg Household Size
35
Median Age
23%
College-Educated
80%
High-School Grad
3.4 sq mi
ZIP Area
14,434
Density / Sq Mi
$79,658
Median Household Income
$40,836
Median Earnings
$1,988
Median Rent
$605,200
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 updated residences offer separate utilities, outdoor areas, and basement workshop space.
Where is this duplex located?
The property is located at 4-6 Edith St. Everett, MA.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Two‑family duplex with extensively updated kitchens, bathrooms, flooring, lighting, and appliances; Roof, water heaters, central A/C, and electrical wiring have been updated; Separate utilities and gas heat for the two residences
