Maintained Four-Unit
For Sale
$1,250,000
47 - 49 Middle Street, Braintree, MA 02184
Two vacant apartments, separate utilities, and basement laundry support flexible operations in a well-maintained residential income property.
Property Size3,986 SF
Days on Market8
Property Features for 47 - 49 Middle Street
General Information
Standard status
Active
Size
3,986 SF
Total Parking Spaces
8
Property subtype
4 Family - 4 Units Up/Down
Occupancy
50%
Site & Location
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Parking per Unit
2
Taxes and HOA fees
Annual Taxes
$9,737
Amenities
coin-op laundry
Building Details
Building Size
3,986 SF
Year Built
1890
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Keller Williams Realty Signature Properties
Listed By:
Melissa Garlisi · License #9044512
(781) 267-6854
Source:
Donnellyandco
Added: Sep 16
Changed: Sep 21
Last Checked: Sep 21 at 8:16AM
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 Signature Properties
Investment Insights
Based on property information with market context.
This 4-unit residential property was built in 1890 and is arranged with two apartments on each of two floors. Every unit includes 2 bedrooms, 1 full bath, hardwood flooring, separate utilities, and 2 off-street parking spaces. The basement provides Speed Queen coin-operated laundry, individual electric panels, and separate natural gas-fired heating and hot water systems. Unit 47, also identified as unit 1, has a newly remodeled kitchen and refreshed bath and will be delivered vacant; Unit 49, or unit 2, will also be vacant at delivery. Units 51 and 53 remain tenant occupied.
The property sits along Middle Street near access to the Monatiquot River Middle Street Loop Trail. The MBTA bus line operates on Middle Street, with access to several MBTA stations, the Red Line, and Commuter Rail. Major commuting routes, local shopping, town water and sewer, and East Middle School are also nearby. The landscaped grounds include mature trees and plantings.
The property sits along Middle Street near access to the Monatiquot River Middle Street Loop Trail. The MBTA bus line operates on Middle Street, with access to several MBTA stations, the Red Line, and Commuter Rail. Major commuting routes, local shopping, town water and sewer, and East Middle School are also nearby. The landscaped grounds include mature trees and plantings.
Key Highlights
- 4‑unit property built in 1890 with two apartments on each floor
- Each unit offers 2 bedrooms, 1 full bath, hardwood flooring, and 2 off‑street parking spaces
- Separate utilities with individual electric panels and natural gas‑fired heating and hot water systems
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
$71,403
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
5.71%
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%
$1,428,060
$1.4M
Cap Rate 7%
$1,020,043
$1.0M
Cap Rate 9%
$793,367
$793.4K
Market Conditions
NOI Build-Up for 3,986 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
$107.6K $27.00/SF
− Vacancy
−$5.6K −$1.41/SF
EGI
$102.0K $25.59/SF
− OpEx
−$30.6K −$7.68/SF
NOI
$71.4K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$1,428,060
Cap Rate 7%
$1,020,043
Cap Rate 9%
$793,367
Alternative Uses
Best Use
Multifamily LT 5
$1.02M
$892.5K – $1.19M
NOI $71,403 @ 7.0% cap · market cap 5.71%
Second Best
Apartment 5plus
$941.2K
$823.5K – $1.10M
NOI $65,881 @ 7.0% cap · market cap 5.27%
Theoretical Best
Office A
$2.36M
$2.06M – $2.75M
NOI $165,179 @ 7.0% cap · market cap 13.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
50%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
667
Businesses Nearby
Explore this area
Business Placement
Demographics for 02184, MA
39,143
Population
15,032
Households
2.6
Avg Household Size
42
Median Age
47%
College-Educated
93%
High-School Grad
13.8 sq mi
ZIP Area
2,836
Density / Sq Mi
$125,305
Median Household Income
$65,542
Median Earnings
$1,925
Median Rent
$623,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Quadplex - Two vacant apartments, separate utilities, and basement laundry support flexible operations in a well-maintained residential income property.
Where is this quadplex located?
The property is located at 47 - 49 Middle Street Braintree, MA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 4‑unit property built in 1890 with two apartments on each floor; Each unit offers 2 bedrooms, 1 full bath, hardwood flooring, and 2 off‑street parking spaces; Separate utilities with individual electric panels and natural gas‑fired heating and hot water systems
