Triplex with Private Rear
For Sale
$1,649,900
45-47 Pearson Ave, Somerville, MA 02144
Three-unit residential property with varied unit sizes, laundry hookups, and off-street parking.
Property Size3,357 SF
Price / SF$491.48
Days on Market50
Property Features for 45-47 Pearson Ave
General Information
Standard status
Active
Size
3,357 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR, 1 x 1BR, 1 x 2BR
Multifamily Units
3
Additional Details
Public Transit
Yes
Amenities
private rear deck
in-unit washer/dryer hookups
Building Details
Year Built
1900
Buildings
1
Listing Agency:
Keller Williams Realty Boston Northwest
Listed By:
Ed Greable & Company
(617) 497-8900
Source:
Livianhomesct
Added: Jul 17
Changed: Sep 3
Last Checked: Sep 4 at 9:13AM
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 Keller Williams Realty Boston Northwest
Investment Insights
Based on property information with market context.
This three-unit residential building contains 3,357 square feet and was built in 1900. The unit mix includes one three-bedroom, one one-bedroom, and one two-bedroom apartment. Each unit has a private rear deck and in-unit washer and dryer hookups, while the property also provides off-street parking.
The property is located on Pearson Avenue in Somerville, steps from Davis Square and the Green Line extension. The surrounding transit access includes two major rail lines, supporting convenient connectivity for residents. The three-unit configuration and varied floor plans offer a straightforward multifamily layout for an investor or an owner-occupant.
The property is located on Pearson Avenue in Somerville, steps from Davis Square and the Green Line extension. The surrounding transit access includes two major rail lines, supporting convenient connectivity for residents. The three-unit configuration and varied floor plans offer a straightforward multifamily layout for an investor or an owner-occupant.
Key Highlights
- 3,357‑square‑foot building with three residential units
- Unit mix includes 3BR, 1BR, and 2BR apartments
- Private rear deck and in‑unit washer/dryer hookups for each unit
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
$71,035
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
4.31%
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%
$1,420,700
$1.4M
Cap Rate 7%
$1,014,786
$1.0M
Cap Rate 9%
$789,278
$789.3K
Market Conditions
NOI Build-Up for 3,357 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
$106.8K $31.80/SF
− Vacancy
−$5.3K −$1.57/SF
EGI
$101.5K $30.23/SF
− OpEx
−$30.4K −$9.07/SF
NOI
$71.0K $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%
$1,420,700
Cap Rate 7%
$1,014,786
Cap Rate 9%
$789,278
Alternative Uses
Best Use
Multifamily LT 5
$1.01M
$887.9K – $1.18M
NOI $71,035 @ 7.0% cap · market cap 4.31%
Second Best
Apartment 5plus
$954.2K
$834.9K – $1.11M
NOI $66,793 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$1.99M
$1.74M – $2.32M
NOI $139,113 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,970
Businesses Nearby
Explore this area
Business Placement
Demographics for 02144, MA
25,497
Population
11,881
Households
2.1
Avg Household Size
31
Median Age
75%
College-Educated
96%
High-School Grad
1.1 sq mi
ZIP Area
23,179
Density / Sq Mi
$140,591
Median Household Income
$74,639
Median Earnings
$2,654
Median Rent
$987,000
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 - Three-unit residential property with varied unit sizes, laundry hookups, and off-street parking.
Where is this triplex located?
The property is located at 45-47 Pearson Ave Somerville, MA.
What is the asking price?
The asking price for this property is $1,649,900.
What are key features of this property?
This property features: 3,357‑square‑foot building with three residential units; Unit mix includes 3BR, 1BR, and 2BR apartments; Private rear deck and in‑unit washer/dryer hookups for each unit
