Three-Family Property with
For Sale
$1,200,000
73 Francis St, Everett, MA 02149
Three-family configuration with separate utilities, floor-by-floor laundry, and a finished basement family room.
Property Size3,425 SF
Price / SF$350.36
Days on Market102
Property Features for 73 Francis St
General Information
Standard status
Active
Size
3,425 SF
Total Parking Spaces
20
Property subtype
Multi-Family
Zoning
DD
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$11,700
Amenities
Separate Utilities
Laundry on Every Floor
Finished Family Room in the Basement
Building Details
Building Size
3,425 SF
Year Built
1900
Stories
3
Listing Agency:
Coldwell Banker Realty - Marblehead
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 21
Changed: Aug 30
Last Checked: Aug 30 at 12:15AM
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 Coldwell Banker Realty - Marblehead
Investment Insights
Based on property information with market context.
This three-family property offers 3,425 square feet of building area across a configuration that includes separate utilities and laundry facilities on every floor. The finished basement adds a family room, while the property also includes a six-car garage and additional parking capacity.
Built in 1900 and situated within DD zoning, the property provides 14 parking spaces in total. The garage and parking layout add practical functionality for a multifamily asset, with the six-car structure offering substantial enclosed vehicle capacity.
Built in 1900 and situated within DD zoning, the property provides 14 parking spaces in total. The garage and parking layout add practical functionality for a multifamily asset, with the six-car structure offering substantial enclosed vehicle capacity.
Key Highlights
- Three‑family property with 3,425 SF of building area
- Six‑car garage included
- 14 total parking spaces
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
$72,474
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
6.04%
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%
$1,449,480
$1.4M
Cap Rate 7%
$1,035,343
$1.0M
Cap Rate 9%
$805,267
$805.3K
Market Conditions
NOI Build-Up for 3,425 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
$108.9K $31.80/SF
− Vacancy
−$5.4K −$1.57/SF
EGI
$103.5K $30.23/SF
− OpEx
−$31.1K −$9.07/SF
NOI
$72.5K $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%
$1,449,480
Cap Rate 7%
$1,035,343
Cap Rate 9%
$805,267
Alternative Uses
Best Use
Multifamily LT 5
$1.04M
$905.9K – $1.21M
NOI $72,474 @ 7.0% cap · market cap 6.04%
Second Best
Apartment 5plus
$973.5K
$851.8K – $1.14M
NOI $68,146 @ 7.0% cap · market cap 5.68%
Theoretical Best
Office A
$2.03M
$1.77M – $2.37M
NOI $141,931 @ 7.0% cap · market cap 11.83%
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
1,552
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 - Three-family configuration with separate utilities, floor-by-floor laundry, and a finished basement family room.
Where is this triplex located?
The property is located at 73 Francis St Everett, MA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Three‑family property with 3,425 SF of building area; Six‑car garage included; 14 total parking spaces
