Duplex with Skyline and Creek
For Sale
$620,000
75 Cottage Street, Chelsea, MA 02150
Two residential units include individual gas heating and hot water systems, rear decks, and an unfinished basement.
Property Size2,100 SF
Price / SF$295.24
Days on Market145
Property Features for 75 Cottage Street
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
R3
Property Condition
Severity
Repairs Needed
Evidence
Contractor’s Special!
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,014
Amenities
rear decks
No
Vinyl, Carpet, Hardwood
2.0
Full, Unfinished Basement
Living Room, Dining Room, Kitchen
2
2.00
City View(s), City, Yes
Fenced/Enclosed
City View(s), Porch, Deck - Wood
Creek
Porch, Deck - Wood
Building Details
Year Built
1920
Buildings
1
Listing Agency:
Coldwell Banker Realty - Newton
(617) 969-2447
Listed By:
Simon Gray · License #9565251
(617) 969-2447
Source:
Compass
Added: Apr 8
Changed: Aug 29
Last Checked: Aug 29 at 2:55PM
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 - Newton
Investment Insights
Based on property information with market context.
This two-family duplex, built in 1920, contains approximately 2,100 square feet arranged across two residential units. The first-floor unit includes 4 rooms with 1 bedroom and 1 bathroom, while the second-floor unit has 5 rooms with 2 bedrooms and 1 bathroom. Both units offer living, dining, and kitchen areas, along with rear wood decks. Each unit has its own gas heating system and gas hot water tank. The property also includes a full unfinished basement and fenced outdoor space.
Rear decks provide views toward the downtown skyline and Chelsea Creek. The sale is offered strictly in as-is condition, with the property identified as requiring renovation. Zoning is R3.
Rear decks provide views toward the downtown skyline and Chelsea Creek. The sale is offered strictly in as-is condition, with the property identified as requiring renovation. Zoning is R3.
Key Highlights
- Two‑family duplex with approximately 2,100 square feet
- First‑floor unit: 4 rooms, 1 bedroom, and 1 bathroom
- Second‑floor unit: 5 rooms, 2 bedrooms, and 1 bathroom
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
$40,008
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
6.45%
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%
$800,160
$800.2K
Cap Rate 7%
$571,543
$571.5K
Cap Rate 9%
$444,533
$444.5K
Market Conditions
NOI Build-Up for 2,100 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
$60.5K $28.80/SF
− Vacancy
−$3.3K −$1.58/SF
EGI
$57.2K $27.22/SF
− OpEx
−$17.1K −$8.16/SF
NOI
$40.0K $19.05/SF
Area
Suffolk County, MA
Vacancy
5.50%
Lease Rate
$28.80 /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%
$800,160
Cap Rate 7%
$571,543
Cap Rate 9%
$444,533
Alternative Uses
Best Use
Multifamily LT 5
$571.5K
$500.1K – $666.8K
NOI $40,008 @ 7.0% cap · market cap 6.45%
Second Best
Apartment 5plus
$521.1K
$456.0K – $608.0K
NOI $36,480 @ 7.0% cap · market cap 5.88%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $87,023 @ 7.0% cap · market cap 14.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,816
Businesses Nearby
Explore this area
Business Placement
Demographics for 02150, MA
40,721
Population
14,162
Households
2.9
Avg Household Size
34
Median Age
22%
College-Educated
69%
High-School Grad
2.2 sq mi
ZIP Area
18,510
Density / Sq Mi
$72,122
Median Household Income
$41,046
Median Earnings
$1,861
Median Rent
$476,500
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 - Two residential units include individual gas heating and hot water systems, rear decks, and an unfinished basement.
Where is this duplex located?
The property is located at 75 Cottage Street Chelsea, MA.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: Two‑family duplex with approximately 2,100 square feet; First‑floor unit: 4 rooms, 1 bedroom, and 1 bathroom; Second‑floor unit: 5 rooms, 2 bedrooms, and 1 bathroom
