Three-Unit Multifamily
For Sale
$1,750,000
452-454 Broadway, Somerville, MA 02145
Corner-lot residence with varied unit layouts, outdoor porches, off-street parking, and access to the MBTA Green Line.
Property Size3,787 SF
Price / SF$462.11
Days on Market150
Property Features for 452-454 Broadway
General Information
Standard status
Active
Size
3,787 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Zoning
res.
Net Operating Income
$89,303
Taxes and HOA fees
Annual Taxes
$16,009
Building Details
Building Size
3,787 SF
Year Built
1920
Stories
3
Listing Agency:
Property Consultants
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 7
Changed: Sep 2
Last Checked: Sep 2 at 3:19PM
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 Property Consultants
Investment Insights
Based on property information with market context.
Built in 1920, this three-unit residential property contains 3,787 square feet and occupies a corner lot at 452-454 Broadway. The first- and second-floor residences each include three bedrooms arranged across six rooms, with high ceilings and abundant natural light. The upper-level unit offers two bedrooms along with access to a turret featuring views over the surrounding neighborhood. One unit also includes both front and rear porches, while off-street parking accommodates one vehicle. The property is zoned res.
The location provides access to the MBTA Green Line at Magoun Square. Current lease agreements extend through May 31, 2027, providing established occupancy terms for the existing units.
The location provides access to the MBTA Green Line at Magoun Square. Current lease agreements extend through May 31, 2027, providing established occupancy terms for the existing units.
Key Highlights
- Three‑unit property with 3,787 square feet, built in 1920
- First- and second‑floor units each feature 3 bedrooms across 6 rooms
- Top‑floor residence has 2 bedrooms and access to a turret with neighborhood views
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
$80,134
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
4.58%
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%
$1,602,680
$1.6M
Cap Rate 7%
$1,144,771
$1.1M
Cap Rate 9%
$890,378
$890.4K
Market Conditions
NOI Build-Up for 3,787 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
$120.4K $31.80/SF
− Vacancy
−$5.9K −$1.57/SF
EGI
$114.5K $30.23/SF
− OpEx
−$34.3K −$9.07/SF
NOI
$80.1K $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%
$1,602,680
Cap Rate 7%
$1,144,771
Cap Rate 9%
$890,378
Alternative Uses
Best Use
Multifamily LT 5
$1.14M
$1.00M – $1.34M
NOI $80,134 @ 7.0% cap · market cap 4.58%
Second Best
Apartment 5plus
$1.08M
$941.9K – $1.26M
NOI $75,349 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office A
$2.24M
$1.96M – $2.62M
NOI $156,932 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,598
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 - Corner-lot residence with varied unit layouts, outdoor porches, off-street parking, and access to the MBTA Green Line.
Where is this triplex located?
The property is located at 452-454 Broadway Somerville, MA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Three‑unit property with 3,787 square feet, built in 1920; First- and second‑floor units each feature 3 bedrooms across 6 rooms; Top‑floor residence has 2 bedrooms and access to a turret with neighborhood views
