Four-Unit Multifamily Townhouse-Style
For Sale
Contact for pricing
416-422 McGrath Highway, Somerville, MA 02143
Four-unit property with direct-entry units, in-unit laundry, and central air, plus outdoor space at the rear.
Property Size4,725 SF
Price / SF$486.77
Days on Market62
Property Features for 416-422 McGrath Highway
General Information
Standard status
Active
Size
4,725 SF
Property subtype
Multifamily
Investment Type
Stabilized
Additional Details
Multifamily Units
4
Building Details
Year Built
1920
Year Renovated
2016
Units
4
Tenancy
Multi
Listing Agency:
NorthEast Private Client Group Newton
Listed By:
Tim McGeary · License #RI 0044140
Source:
Crexi
Added: Jun 11
Changed: Aug 9
Last Checked: Aug 11 at 9:15AM
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 NorthEast Private Client Group Newton
Investment Insights
Based on property information with market context.
416-422 McGrath Highway is a four-unit multifamily property featuring two 3-bedroom, 2-bath residences and two 4-bedroom, 2-bath residences. Each unit has direct-entry access, creating a townhouse-style feel with private entry. Interior amenities include in-unit laundry and central air conditioning, and utilities are separately metered with tenants responsible for their own gas and electric. Outdoor space is located at the rear of the property. The building was gut renovated in 2016 and is maintained by the current ownership.
The property is located at the foot of Prospect Hill in Somerville, Massachusetts, with convenient access to Cambridge, Boston, Assembly Row, Union Square, and Kendall Square. The surrounding area also offers numerous public transportation options, supporting resident connectivity to major employment, educational, and entertainment destinations.
With a balanced mix of unit sizes, the property can suit tenants seeking either three- or four-bedroom layouts while benefiting from in-unit laundry and central air. For buyers and operators, it presents a straightforward four-unit configuration with townhouse-style direct entry, separately metered utilities, and a renovation history dating to 2016.
The property is located at the foot of Prospect Hill in Somerville, Massachusetts, with convenient access to Cambridge, Boston, Assembly Row, Union Square, and Kendall Square. The surrounding area also offers numerous public transportation options, supporting resident connectivity to major employment, educational, and entertainment destinations.
With a balanced mix of unit sizes, the property can suit tenants seeking either three- or four-bedroom layouts while benefiting from in-unit laundry and central air. For buyers and operators, it presents a straightforward four-unit configuration with townhouse-style direct entry, separately metered utilities, and a renovation history dating to 2016.
Key Highlights
- 4‑unit multifamily at 416‑422 McGrath Highway with (2) 3BR/2BA and (2) 4BR/2BA units
- Direct‑entry access to each apartment for townhouse‑style privacy
- In‑unit laundry and central air in all apartments
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
$99,983
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
4.35%
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%
$1,999,660
$2.0M
Cap Rate 7%
$1,428,329
$1.4M
Cap Rate 9%
$1,110,922
$1.1M
Market Conditions
NOI Build-Up for 4,725 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
$150.3K $31.80/SF
− Vacancy
−$7.4K −$1.57/SF
EGI
$142.8K $30.23/SF
− OpEx
−$42.8K −$9.07/SF
NOI
$100.0K $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%
$1,999,660
Cap Rate 7%
$1,428,329
Cap Rate 9%
$1,110,922
Alternative Uses
Best Use
Multifamily LT 5
$1.43M
$1.25M – $1.67M
NOI $99,983 @ 7.0% cap · market cap 4.35%
Second Best
Apartment 5plus
$1.34M
$1.18M – $1.57M
NOI $94,012 @ 7.0% cap · market cap 4.09%
Theoretical Best
Office A
$2.80M
$2.45M – $3.26M
NOI $195,803 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,265
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?
Quadplex - Four-unit property with direct-entry units, in-unit laundry, and central air, plus outdoor space at the rear.
Where is this quadplex located?
The property is located at 416-422 McGrath Highway Somerville, MA.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: 4‑unit multifamily at 416‑422 McGrath Highway with (2) 3BR/2BA and (2) 4BR/2BA units; Direct‑entry access to each apartment for townhouse‑style privacy; In‑unit laundry and central air in all apartments
