Renovated Three-Unit
New
For Sale
$1,450,000
69-71 Swan Street, Everett, MA 02149
Updated interiors feature stainless steel kitchens, modern bathrooms, hardwood floors, recessed lighting, and front and rear porches.
Property Size4,699 SF
Price / SF$308.58
Days on Market6
Property Features for 69-71 Swan Street
General Information
Standard status
Active
Size
4,699 SF
Property subtype
Multi-family
Occupancy
100%
Units
Unit Mix
3 x 3BR
Multifamily Units
3
Building Details
Year Built
1900
Buildings
1
Listing Agency:
AC Realty
Listed By:
Anna Mean
(617) 396-3100
Source:
Longwoodresidential
Added: Aug 6
Changed: Aug 11
Last Checked: Aug 11 at 10:34AM
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 AC Realty
Investment Insights
Based on property information with market context.
This three-unit multifamily property was built in 1900 and has undergone extensive renovation throughout. Each residence includes an updated kitchen with stainless steel appliances, a modern bathroom, hardwood flooring, recessed lighting, and both front and rear porches. The first-floor residence spans two levels, with an open main floor containing a kitchen, dining area, living room, two bedrooms, and a full bathroom. Its lower level adds a primary suite with walk-in closets and an en-suite bathroom, along with a family room and home office. The second- and third-floor apartments each provide three-bedroom layouts with updated kitchens and refreshed living spaces.
The property is fully occupied and positioned directly across from Swan Street & Whittier Playground. Parking includes two car garages and tandem driveway space for up to 3-4 additional vehicles.
The property is fully occupied and positioned directly across from Swan Street & Whittier Playground. Parking includes two car garages and tandem driveway space for up to 3-4 additional vehicles.
Key Highlights
- Three‑unit multifamily property with extensive renovations
- First‑floor residence offers two levels, a primary suite, family room, and home office
- Second- and third‑floor apartments each have three‑bedroom layouts
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
$99,433
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
6.86%
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%
$1,988,660
$2.0M
Cap Rate 7%
$1,420,471
$1.4M
Cap Rate 9%
$1,104,811
$1.1M
Market Conditions
NOI Build-Up for 4,699 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
$149.4K $31.80/SF
− Vacancy
−$7.4K −$1.57/SF
EGI
$142.0K $30.23/SF
− OpEx
−$42.6K −$9.07/SF
NOI
$99.4K $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%
$1,988,660
Cap Rate 7%
$1,420,471
Cap Rate 9%
$1,104,811
Alternative Uses
Best Use
Multifamily LT 5
$1.42M
$1.24M – $1.66M
NOI $99,433 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$1.34M
$1.17M – $1.56M
NOI $93,494 @ 7.0% cap · market cap 6.45%
Theoretical Best
Office A
$2.78M
$2.43M – $3.25M
NOI $194,725 @ 7.0% cap · market cap 13.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,951
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?
Triplex - Updated interiors feature stainless steel kitchens, modern bathrooms, hardwood floors, recessed lighting, and front and rear porches.
Where is this triplex located?
The property is located at 69-71 Swan Street Everett, MA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Three‑unit multifamily property with extensive renovations; First‑floor residence offers two levels, a primary suite, family room, and home office; Second- and third‑floor apartments each have three‑bedroom layouts
