Renovated 3-Unit
For Sale
$1,995,000
99 Beech Street, Belmont, MA 02478
Two upper residences offer updated kitchens, baths, appliances, and in-unit laundry, with all units currently vacant.
Property Size3,393 SF
Price / SF$587.98
Days on Market165
Property Features for 99 Beech Street
General Information
Standard status
Active
Size
3,393 SF
Total Parking Spaces
5
Property subtype
Multi-family / 3 Family
Zoning
R
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$11,821
Amenities
in-unit laundry
yard
No
Wood, Hardwood
Range, Refrigerator, Washer, Dryer, Dishwasher, Disposal, Range Hood
3.0
Full, Interior Access, Unfinished Basement
Pantry, Remodeled, Living Room, Dining Room, Kitchen
3
3.00
Frame
Corner Lot
Balcony/Deck, Rain Gutters, Porch, Porch - Enclosed
Porch, Enclosed
Building Details
Year Built
1912
Listing Agency:
Coldwell Banker Realty - Belmont
(617) 484-5300
Listed By:
Lori Orchanian · License #9503798
(617) 484-5300
Source:
Compass
Added: Mar 19
Changed: Aug 29
Last Checked: Aug 29 at 1:13PM
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 - Belmont
Investment Insights
Based on property information with market context.
This Belmont triplex contains 3,393 square feet across three units and has undergone renovation. The two upper residences include new kitchens, bathrooms, appliances, and in-unit laundry. Each unit is vacant, while separately metered utilities support distinct occupancy arrangements. Interior features include hardwood, 9-foot ceilings, natural light, living and dining rooms, kitchens, and an unfinished basement with interior access. Exterior improvements include a corner-lot setting, yard, parking, enclosed porch, porch, and balcony or deck areas.
The property is located at 99 Beech Street, less than 4 miles from Harvard Square and less than 10 miles from Boston. Waverley Square commuter rail is one-half mile away, with Tatte Bakery, shops, and restaurants nearby. The site is zoned R and was originally built in 1912.
The property is located at 99 Beech Street, less than 4 miles from Harvard Square and less than 10 miles from Boston. Waverley Square commuter rail is one-half mile away, with Tatte Bakery, shops, and restaurants nearby. The site is zoned R and was originally built in 1912.
Key Highlights
- 3,393‑square‑foot triplex with three units
- Two upper units feature new kitchens, baths, appliances, and in‑unit laundry
- All 3 units are vacant; utilities are already separated
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
$71,797
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
3.60%
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%
$1,435,940
$1.4M
Cap Rate 7%
$1,025,671
$1.0M
Cap Rate 9%
$797,744
$797.7K
Market Conditions
NOI Build-Up for 3,393 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
$107.9K $31.80/SF
− Vacancy
−$5.3K −$1.57/SF
EGI
$102.6K $30.23/SF
− OpEx
−$30.8K −$9.07/SF
NOI
$71.8K $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%
$1,435,940
Cap Rate 7%
$1,025,671
Cap Rate 9%
$797,744
Alternative Uses
Best Use
Multifamily LT 5
$1.03M
$897.5K – $1.20M
NOI $71,797 @ 7.0% cap · market cap 3.60%
Second Best
Apartment 5plus
$964.4K
$843.9K – $1.13M
NOI $67,509 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$2.01M
$1.76M – $2.34M
NOI $140,605 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
881
Businesses Nearby
Explore this area
Business Placement
Demographics for 02478, MA
27,286
Population
10,811
Households
2.5
Avg Household Size
42
Median Age
80%
College-Educated
98%
High-School Grad
4.6 sq mi
ZIP Area
5,932
Density / Sq Mi
$177,790
Median Household Income
$95,206
Median Earnings
$2,382
Median Rent
$1,108,800
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 - Two upper residences offer updated kitchens, baths, appliances, and in-unit laundry, with all units currently vacant.
Where is this triplex located?
The property is located at 99 Beech Street Belmont, MA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: 3,393‑square‑foot triplex with three units; Two upper units feature new kitchens, baths, appliances, and in‑unit laundry; All 3 units are vacant; utilities are already separated
