8 Everett St · Somerville, MA 02143

$2,400,000

9 bd · 6.0 ba · 6,755 sqft · MultiFamily public records · 370 Days on market

Built 1910 3,868 sqft lot $355/sqft · 15% below area Est $2817k · 15% under ↓ 14% since listing

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.1/30.0
• ARV discount +14.2/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This well-maintained six-unit building WITH LEAD CERTIFICATES & sits in the heart of East Somerville, just minutes from Union Square, 900 feet to the T Station, public transit, and downtown Boston. It offers five spacious three-bedroom units and one four-bedroom unit—ideal for strong rental income in a high-demand area. Each unit has separate utilities, with tenants paying their own gas and electric, making management simple and efficient. All units feature washer and dryer hookups and use natural gas for heating. Updated boilers and hot water heaters boost comfort and energy performance. The apartments have flexible layouts, large bedrooms, and great natural light. With a solid rental history and potential for condo conversion, this property is a rare find in one of Somerville’s most accessible and rapidly growing neighborhoods. Unit six (3 bed) pays $2,700 (TAW) & has laundry hookups.

Key facts

• Separate utilities
• Hot water heaters
• Updated boilers

Tags

• SEPARATE UTILITIES
• WASHER AND DRYER HOOKUPS
• NATURAL GAS HEATING
• UPDATED BOILERS
• HOT WATER HEATERS
• SOLID RENTAL HISTORY

What this means for you Summary

Snapshot

• This is a 5×3bd/1ba + 1×4bd/1ba units multifamily listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $425/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.32M (3.3% below list).
• Recommended offer: $2.11M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.2% in Somerville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#18 in MA, #752 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Somerville (suburban): math 26% / reading 43% proficiency, ranked #223 of 302 in MA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: E Somerville Community (math 15% / reading 35%, grade F, #716 of 938 statewide, top 77%, 729 students, 0% FRL); Next Wave Junior High (math 24% / reading 24%, 15 students, 0% FRL); Somerville High (math 43% / reading 58%, grade D+, #181 of 343 statewide, top 53%, 1,310 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 79 active listings in the ZIP; high-income renter base; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $23,217/mo this rent would consume 213% of the median local household income ($131k/yr) (locally 1283% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $17k of loan paydown is wiped out by about $72k of value loss. Plan a longer hold.
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 370 days — a 12% lower offer ($2.11M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,112,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 370 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $2,816,680
• List price: $2,400,000
• Delta: -14.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.27% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-243,567
• Equity at exit: $357,848

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-71,990
• Equity at exit: $207,508

Cash invested: $672,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 02143

• Rents YoY: 2.3%
• Active inventory: 79
• Price-to-rent: 53.0×

Monthly cashflow live

• Estimated rent: $23,217 high
• Mortgage (P&I): −$12,586
• Tax from tax record: −$2,206 /mo · $26,468/yr
• Insurance: −$1,000
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,876
• Net cashflow: $2,550

Break-even live

Break-even rent $19,989

Max offer price $2,400,000

Occupancy floor 84%

Sensitivity live

Price	-10% $3,908	-5% $3,229	+0% $2,550	+5% $1,871	+10% $1,191
Rent	-10% $716	-5% $1,633	+0% $2,550	+5% $3,467	+10% $4,384
Rate	-1.0pp $3,759	-0.5pp $3,160	base $2,550	+0.5pp $1,928	+1.0pp $1,295

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	3	1	$18,870
1× unit	4	1	$4,346
Total (6 units)			$23,217

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $600,000
• Closing costs: $72,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $2,400,000 Active 370 DOM
2. 2026-06-18
   days on market $2,400,000 Active 367 DOM
3. 2026-06-17
   days on market $2,400,000 Active 366 DOM
4. 2026-06-16
   days on market $2,400,000 Active 365 DOM
5. 2026-06-15
   days on market $2,400,000 Active 364 DOM
6. 2026-06-13
   days on market $2,400,000 Active 362 DOM
7. 2026-06-13
   days on market $2,400,000 Active 361 DOM
8. 2026-06-09
   days on market $2,400,000 Active 358 DOM
9. 2026-06-08
   statusdays on market $2,400,000 Active 357 DOM
10. 2026-06-07
    statusdays on market $2,400,000 Extended 356 DOM
11. 2026-06-04
    days on market $2,400,000 Active 353 DOM
12. 2026-06-03
    days on market $2,400,000 Active 352 DOM
13. 2026-06-02
    days on market $2,400,000 Active 351 DOM
14. 2026-06-01
    days on market $2,400,000 Active 350 DOM
15. 2026-05-31
    days on market $2,400,000 Active 349 DOM
16. 2026-05-05
    price $2,400,000 919-char remark

    Show marketing remark (919 chars)

    This well-maintained six-unit building WITH LEAD CERTIFICATES & sits in the heart of East Somerville, just minutes from Union Square, 900 feet to the T Station, public transit, and downtown Boston. It offers five spacious three-bedroom units and one four-bedroom unit—ideal for strong rental income in a high-demand area. Each unit has separate utilities, with tenants paying their own gas and electric, making management simple and efficient. All units feature washer and dryer hookups and use natural gas for heating. Updated boilers and hot water heaters boost comfort and energy performance. The apartments have flexible layouts, large bedrooms, and great natural light. With a solid rental history and potential for condo conversion, this property is a rare find in one of Somerville’s most accessible and rapidly growing neighborhoods. Unit six (3 bed) pays $2,700 (TAW) & has laundry hookups.

17. 2026-03-18
    price $2,500,000 919-char remark

    Show marketing remark (919 chars)

    This well-maintained six-unit building WITH LEAD CERTIFICATES & sits in the heart of East Somerville, just minutes from Union Square, 900 feet to the T Station, public transit, and downtown Boston. It offers five spacious three-bedroom units and one four-bedroom unit—ideal for strong rental income in a high-demand area. Each unit has separate utilities, with tenants paying their own gas and electric, making management simple and efficient. All units feature washer and dryer hookups and use natural gas for heating. Updated boilers and hot water heaters boost comfort and energy performance. The apartments have flexible layouts, large bedrooms, and great natural light. With a solid rental history and potential for condo conversion, this property is a rare find in one of Somerville’s most accessible and rapidly growing neighborhoods. Unit six (3 bed) pays $2,700 (TAW) & has laundry hookups.

18. 2025-11-20
    price $2,600,000 919-char remark

    Show marketing remark (919 chars)

    This well-maintained six-unit building WITH LEAD CERTIFICATES & sits in the heart of East Somerville, just minutes from Union Square, 900 feet to the T Station, public transit, and downtown Boston. It offers five spacious three-bedroom units and one four-bedroom unit—ideal for strong rental income in a high-demand area. Each unit has separate utilities, with tenants paying their own gas and electric, making management simple and efficient. All units feature washer and dryer hookups and use natural gas for heating. Updated boilers and hot water heaters boost comfort and energy performance. The apartments have flexible layouts, large bedrooms, and great natural light. With a solid rental history and potential for condo conversion, this property is a rare find in one of Somerville’s most accessible and rapidly growing neighborhoods. Unit six (3 bed) pays $2,700 (TAW) & has laundry hookups.

19. 2025-09-02
    price $2,700,000 919-char remark

    Show marketing remark (919 chars)

    This well-maintained six-unit building WITH LEAD CERTIFICATES & sits in the heart of East Somerville, just minutes from Union Square, 900 feet to the T Station, public transit, and downtown Boston. It offers five spacious three-bedroom units and one four-bedroom unit—ideal for strong rental income in a high-demand area. Each unit has separate utilities, with tenants paying their own gas and electric, making management simple and efficient. All units feature washer and dryer hookups and use natural gas for heating. Updated boilers and hot water heaters boost comfort and energy performance. The apartments have flexible layouts, large bedrooms, and great natural light. With a solid rental history and potential for condo conversion, this property is a rare find in one of Somerville’s most accessible and rapidly growing neighborhoods. Unit six (3 bed) pays $2,700 (TAW) & has laundry hookups.

20. 2025-06-16
    listed $2,800,000 New 919-char remark

    Show marketing remark (919 chars)

    This well-maintained six-unit building WITH LEAD CERTIFICATES & sits in the heart of East Somerville, just minutes from Union Square, 900 feet to the T Station, public transit, and downtown Boston. It offers five spacious three-bedroom units and one four-bedroom unit—ideal for strong rental income in a high-demand area. Each unit has separate utilities, with tenants paying their own gas and electric, making management simple and efficient. All units feature washer and dryer hookups and use natural gas for heating. Updated boilers and hot water heaters boost comfort and energy performance. The apartments have flexible layouts, large bedrooms, and great natural light. With a solid rental history and potential for condo conversion, this property is a rare find in one of Somerville’s most accessible and rapidly growing neighborhoods. Unit six (3 bed) pays $2,700 (TAW) & has laundry hookups.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $26,468 · $2,206/mo
• Projected year-2 tax: $27,994 · $2,333/mo
• Expected delta: +$1,526/yr (+$127/mo · 5.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $278,604
• − Mortgage interest: −$134,437
• − Property taxes: −$26,468
• − Insurance: −$12,000
• − Repairs & maintenance: −$22,288
• − Management: −$22,288
• − Depreciation: −$69,818
• Taxable loss: −$8,696
• Est. tax savings @ 24.0%: +$2,087
• After-tax cash flow: $32,686/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Somerville
• NCES district ID: 2510890
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $71,304
• Composite: 31.9/100
• National rank: #5858
• State rank: #223 of 302 in MA

Livability — Somerville

• Score: 84/100
• State rank: #18
• US rank: #752

Category grades

Amenities A+ Commute A+ Cost of living F Crime B- Employment A+ Housing B Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerville, MA
• County: Middlesex County · 1,437,704 people
• City population: 78,456
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 25,513
• Household income: $130,753
• Rent vs Own: 69.0% rent · 31.0% own
• Severe rent burden: 1283.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 11% Hispanic / Latino 8% Two or more races 8% Black 4%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 4% Romanian 3% Estonian 3%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 77% English-only · Other Indo-European 8% Spanish 7% Chinese 2%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -386.51%
• Current HPI: 140.9403
• Rent YoY: ▲ 2.27%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

-14.3% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $2,400,000 MLS PIN
• 2026-03-18 Price Changed $2,500,000 MLS PIN
• 2025-11-20 Price Changed $2,600,000 MLS PIN
• 2025-09-02 Price Changed $2,700,000 MLS PIN
• 2025-06-16 Listed $2,800,000 MLS PIN

Property tax history

+6.1%/yr

Latest (2025): $26,468 · +3.9% YoY. Source: county tax records.