Updated Two-Unit
For Sale
$1,299,000
7 Stickney Ave, Somerville, MA 02145
Three-level residence with renovated apartments, flexible bonus rooms, and off-street parking near transit and major universities.
Property Size3,367 SF
Lot Size0.08 Acres
Price / SF$385.80
Days on Market127
Property Features for 7 Stickney Ave
General Information
Standard status
Active
Size
3,367 SF
Total Parking Spaces
6
Lot size
0.08 Acres
Property subtype
Multi-Family
Zoning
NR
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,772
Building Details
Building Size
3,367 SF
Year Built
1920
Stories
3
Listing Agency:
The Collaborative Companies
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 26
Changed: Aug 29
Last Checked: Aug 29 at 7:50PM
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 The Collaborative Companies
Investment Insights
Based on property information with market context.
Built in 1920, this duplex offers two updated apartments arranged across three levels. The property includes seven bedrooms, additional bonus rooms, two full bathrooms, and one half bath. Flexible rooms can support office, storage, closet, or mudroom functions. Interior improvements include refreshed kitchens with newer cabinetry and countertops, recent paint in many rooms, and a combination of hardwood, tile, and 2022 wall-to-wall carpeting.
Major capital improvements include newer heating systems, roofing, soffits, fascia, gutters, and numerous windows. The property sits on a 3,285-square-foot lot and provides parking for up to six vehicles. Zoning is NR. Transit and regional access include the Green Line, bus routes, and major highways, with Tufts, MIT, and Harvard nearby.
Major capital improvements include newer heating systems, roofing, soffits, fascia, gutters, and numerous windows. The property sits on a 3,285-square-foot lot and provides parking for up to six vehicles. Zoning is NR. Transit and regional access include the Green Line, bus routes, and major highways, with Tufts, MIT, and Harvard nearby.
Key Highlights
- Two apartments across three levels with seven bedrooms
- 3,285‑square‑foot lot with parking for up to 6 cars
- Two full baths plus one half bath
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
$71,247
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
5.48%
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%
$1,424,940
$1.4M
Cap Rate 7%
$1,017,814
$1.0M
Cap Rate 9%
$791,633
$791.6K
Market Conditions
NOI Build-Up for 3,367 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
$107.1K $31.80/SF
− Vacancy
−$5.3K −$1.57/SF
EGI
$101.8K $30.23/SF
− OpEx
−$30.5K −$9.07/SF
NOI
$71.2K $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%
$1,424,940
Cap Rate 7%
$1,017,814
Cap Rate 9%
$791,633
Alternative Uses
Best Use
Multifamily LT 5
$1.02M
$890.6K – $1.19M
NOI $71,247 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$957.0K
$837.4K – $1.12M
NOI $66,992 @ 7.0% cap · market cap 5.16%
Theoretical Best
Office A
$1.99M
$1.74M – $2.33M
NOI $139,528 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,034
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?
Duplex - Three-level residence with renovated apartments, flexible bonus rooms, and off-street parking near transit and major universities.
Where is this duplex located?
The property is located at 7 Stickney Ave Somerville, MA.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Two apartments across three levels with seven bedrooms; 3,285‑square‑foot lot with parking for up to 6 cars; Two full baths plus one half bath
