Kingsley Orchard Realty Portfolio

Extremely Rare, Generational Multifamily Opportunity: The Kingsley Orchard Realty (KOR) Portfolio represents a true generational offering, originally developed and held by the same family for decades. Now, for the first time, this legacy asset is being brought to market. Comprised of three brick buildings within one block of each other, the portfolio totals 120 units, all 100% market-rate, providing immediate scale and consistent in-place income. Located near Davis Square in Somerville, MA, one of Greater Boston’s most sought-after submarkets, the property benefits from exceptional access to transit, retail, and dining.
Immediate Scale in High Barrier, World-Class Location: This 120-unit portfolio offers rare, immediate scale in one of the most competitive and supply-constrained rental markets in the country, positioned directly along the Somerville/Cambridge city lines. The property benefits from seamless access to Downtown Boston and a globally recognized innovation hub in Cambridge and Somerville, home to a dense concentration of employers across technology, life sciences, healthcare, and academia, anchored by institutions such as MIT and Harvard. With limited new supply and significant barriers to entry, the Boston metro continues to drive strong, stable demand, supporting durable fundamentals and long-term rent growth potential.
Superior Urban Transit-Oriented Location: Ideally positioned for seamless connectivity, the property is just a ±6-minute walk to Davis Square Station, providing direct access to the MBTA Red Line along with bus routes 87, 88, 89, 90, 94, and 96. Additional nearby service includes bus routes 77 and 83 within a ±5-minute walk. Porter Square Station, offering both Red Line service and the Commuter Rail, is also accessible within a ±13-minute walk, further enhancing access throughout Cambridge, Somerville, and downtown Boston, with connectivity across the greater metropolitan area.
Positively Trending and Durable Rental Income: The asset has demonstrated consistent rent growth, with rent roll increasing 7.11% year-over-year from 2023 to 2024 and an additional 4.37% from 2024 to 2025. Operational performance has improved, with tenant turnovers declining 9.09% year-over-year, supporting greater income stability. Located in Somerville, MA, the property benefits from one of the nation’s most dynamic rental markets, driven by a world-class job base including Cambridge’s innovation hubs, major universities, and leading biotech and technology employers, which continue to fuel renter demand.
Strong Upside Through Unit Renovations: Approximately 20% of the units have received partial updates, presenting a clear path for a comprehensive renovation program to realize additional value. A strategic approach to interior upgrades and common area enhancements offers meaningful upside across the asset. Current pro forma underwriting is conservatively based on marking rents to the highest in-place achieved levels, without factoring in the potential upside from a full renovation initiative, providing investors with an opportunity to capitalize on future rent growth beyond the initial business plan.
Favorable Unit Mix for Urban Renters and Efficient Layouts: The property offers an attractive unit mix comprised of 55% one-bedroom units, 27% studios, and 18% two-bedroom units, catering to a broad range of urban renters. Thoughtfully designed layouts maximize square footage and livability, making them ideal for urban renters, young professionals, and commuters.

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Kyle Matthews