Neighborhood
Ten Hills
Somerville, Massachusetts US
Ten Hills, Somerville, Massachusetts is a premium-priced market with gross yield of 4.6 and prices about 2% below the city median and 67% above the state median. Over the past year, prices rose 9.7%. The neighborhood has a Red Flag score of 37, walkability of 94, and education in the 61st percentile. Its main strength is the very high walkability and strong recent price growth, while the 4.6 yield and 67% above-state pricing are the main tradeoffs.
AI Summary•Updated May 2026
Area
0.31 mi²
ZIP Code
02145
County
Middlesex County
State
Massachusetts
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024
Verified Price · Median Sale
$922,226
YoY+9.7%
Gross Rental Yield
4.6%
Listed rent · ZORI annualized
Red Flag Index
Low
37 / 100
Walkability Score
94
OpenStreetMap POI density · national percentile
Education Score
61 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
56
DistrictScore attractiveness · national model
Ten Hills Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Ten Hills, Somerville.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $922,226 | +9.7% |
| Price / Sq Ft (Verified) | $638/sqft | +6.5% |
| Asking Rent (Median) | $3,512/mo | +7.1% |
| Gross Rental Yield | 4.6% | — |
| Liquidity Score | 24 / 100 | Low |
| Homes Sold (Period) | 56 | +7.7% |
Is Ten Hills Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Massachusetts crime context.
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Sign in to view — free What Stands Out AI Insight
Appreciating market — +9.7% sale-price YoY
Highly walkable neighborhood — score 94/100
Low natural-hazard risk — 37/100 composite
Active transaction volume — 56 homes sold last period
Insights are generated from Ten Hills's live DistrictScore metrics.
Ten Hills Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Massachusetts-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Massachusetts Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 14.3 | 3.1 | +0.1% |
| 2023 | 14.4 | 3.2 | +4.2% |
| 2022 | 14.0 | 3.2 | +7.4% |
| 2021 | 13.0 | 3.0 | -3.1% |
| 2020 | 13.6 | 3.1 | -9.8% |
| 2019 | 15.1 | 3.3 | — |
Reported at the state level — the finest official US crime aggregation; Ten Hills inherits the Massachusetts figures.
Radon Potential
EPAZone 1
Zone 1 — Highest potential · Ten Hills
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSIndustrial odor16 nearbyVery High
Aviation noise47 dBVery Low
Point-source screening near Ten Hills: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.
Walkability & Amenities in Ten Hills
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI94
Walker's Paradise
Walkability Score
11
Grocery
22
Dining
6
Schools
0
Universities
0
Hospitals
2
Pharmacies
10
Parks
1
Rail Transit
0
Coworking
POI counts are amenities within Ten Hills's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Ten Hills vs Somerville vs Massachusetts
How Ten Hills benchmarks against its city and state medians.
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Compare Ten Hills against Somerville and Massachusetts medians — free with a DistrictScore account.
Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Massachusetts tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.95% average effective rate (statewide average; set and collected locally).
State Income Tax
State income tax up to 5% (+4% surtax over $1M); rental income is taxed at these rates.
State Capital Gains
Capital gains are taxed as ordinary income at state rates.
Transfer Tax
Real estate transfer tax: $4.56 per $1,000.
Assessment Cap
No Proposition 13-style assessment cap; property is reassessed at market value.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents7
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
1031 State Conformity
Conforms to 1031 but tracks deferred in-state gain after an out-of-state exchange.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Massachusetts property-tax guidance for foreign buyers
Ten Hills Real Estate FAQ
Ten Hills, Somerville, Massachusetts shows a balanced but selective profile. Gross yield is 4.6, prices are about 2% below the city median and 67% above the state median, and prices rose 9.7% over the past year. The Red Flag score is 37, with walkability of 94 and education in the 61st percentile.
Neighborhoods near Ten Hills
Compare Ten Hills with nearby neighborhoods in Somerville.
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