Two-Family Duplex with Hardwood
For Sale
$969,000
9 Sycamore St, Somerville, MA 02143
Two distinct apartments include a larger multi-level residence and a separate one-bedroom unit.
Property Size1,958 SF
Days on Market11
Property Features for 9 Sycamore St
General Information
Standard status
Active
Size
1,958 SF
Property subtype
Multifamily
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,753
Building Details
Building Size
1,958 SF
Year Built
1900
Buildings
1
Stories
3
Listing Agency:
Cambridge Premier Realty
(617) 800-4867
Listed By:
Ranjita Singh
Source:
Classifiedrealtygroup
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 22 at 4:04AM
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 Cambridge Premier Realty
Investment Insights
Based on property information with market context.
Built in 1900, this two-family duplex offers a larger multi-level apartment alongside a separate one-bedroom unit. The interiors feature hardwood floors, bright rooms, and period character across three levels, including a tin ceiling in the first-floor apartment. High-efficiency heating, Mass Save insulation, chimney work, and a newer roof add to the property’s documented improvements.
Located near Highland Ave, the property is within walking distance of a Green Line connection and provides access to Davis Square, Union Square, neighborhood restaurants, shops, and public transportation. The layout supports both residential occupancy and an existing income-producing configuration.
Located near Highland Ave, the property is within walking distance of a Green Line connection and provides access to Davis Square, Union Square, neighborhood restaurants, shops, and public transportation. The layout supports both residential occupancy and an existing income-producing configuration.
Key Highlights
- Two‑family layout with a larger multi‑level unit and separate one‑bedroom apartment
- Built in 1900 with hardwood floors and a tin ceiling in the first‑floor apartment
- High‑efficiency heating and Mass Save insulation
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
$41,432
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
4.28%
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%
$828,640
$828.6K
Cap Rate 7%
$591,886
$591.9K
Cap Rate 9%
$460,356
$460.4K
Market Conditions
NOI Build-Up for 1,958 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
$62.3K $31.80/SF
− Vacancy
−$3.1K −$1.57/SF
EGI
$59.2K $30.23/SF
− OpEx
−$17.8K −$9.07/SF
NOI
$41.4K $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%
$828,640
Cap Rate 7%
$591,886
Cap Rate 9%
$460,356
Alternative Uses
Best Use
Multifamily LT 5
$591.9K
$517.9K – $690.5K
NOI $41,432 @ 7.0% cap · market cap 4.28%
Second Best
Apartment 5plus
$556.5K
$487.0K – $649.3K
NOI $38,958 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $81,139 @ 7.0% cap · market cap 8.37%
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
2,371
Businesses Nearby
Explore this area
Business Placement
Demographics for 02143, MA
26,022
Population
12,901
Households
2
Avg Household Size
33
Median Age
74%
College-Educated
95%
High-School Grad
1.5 sq mi
ZIP Area
17,348
Density / Sq Mi
$126,102
Median Household Income
$73,055
Median Earnings
$2,424
Median Rent
$930,200
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?
Duplex - Two distinct apartments include a larger multi-level residence and a separate one-bedroom unit.
Where is this duplex located?
The property is located at 9 Sycamore St Somerville, MA.
What is the asking price?
The asking price for this property is $969,000.
What are key features of this property?
This property features: Two‑family layout with a larger multi‑level unit and separate one‑bedroom apartment; Built in 1900 with hardwood floors and a tin ceiling in the first‑floor apartment; High‑efficiency heating and Mass Save insulation
