Two-Unit Duplex with Private
For Sale
$1,149,990
Pending
26-28 Desmond Ave, Watertown, MA 02472
MULTI_FAMILY - Watertown, MA
Property Size2,592 SF
Lot Size0.13 Acres
Days on Market61
Property Features for 26-28 Desmond Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
T
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bedroom 5, Bedroom 4, Bathroom 2, Bedroom 3, Bedroom 6, Bedroom 1
Parking
4
Elementary school
Cunnif
Middle school
Watertown
High school
Watertown
Directions
"" Off Warren St
Subdivision
Waverly
Standard status
Pending
APN
M:0627 B:0012 L:0028,851523
Size
2,592 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
10202
Building Details
Year built
1960
Floors in Building
4
Number of units
2
Listing Agency:
RE/MAX On the Charles · RE/MAX International
(781) 894-1882
Listed By:
Gary Rogers · License #9517017
(781) 894-1882
Added: Jun 10
Changed: Aug 2
Last Checked: Aug 9 at 2:06PM
MLS# 73533702
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
A well-maintained two-unit duplex built in 1960, configured as two 3-bedroom, 1-bath units. The layout is designed to function independently, with private parking areas and no tandem parking required. One unit has been freshly painted, while the other features an updated kitchen and bath and is in excellent condition.
Set on a quiet circular street in Watertown, MA, the property sits on a 0.1253-acre lot with 2,592 square feet under roof. An oversized backyard provides outdoor space and offers potential to create two private yard areas. The home is located steps from the new Cunniff School.
The zoning is listed as T.
Set on a quiet circular street in Watertown, MA, the property sits on a 0.1253-acre lot with 2,592 square feet under roof. An oversized backyard provides outdoor space and offers potential to create two private yard areas. The home is located steps from the new Cunniff School.
The zoning is listed as T.
Key Highlights
- Two 3‑bedroom, 1‑bath units
- Private parking areas; no tandem parking
- Oversized backyard with potential for two private yard areas
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
$54,848
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
4.77%
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%
$1,096,960
$1.1M
Cap Rate 7%
$783,543
$783.5K
Cap Rate 9%
$609,422
$609.4K
Market Conditions
NOI Build-Up for 2,592 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
$82.4K $31.80/SF
− Vacancy
−$4.1K −$1.57/SF
EGI
$78.4K $30.23/SF
− OpEx
−$23.5K −$9.07/SF
NOI
$54.8K $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%
$1,096,960
Cap Rate 7%
$783,543
Cap Rate 9%
$609,422
Alternative Uses
Best Use
Multifamily LT 5
$783.5K
$685.6K – $914.1K
NOI $54,848 @ 7.0% cap · market cap 4.77%
Second Best
Apartment 5plus
$736.7K
$644.7K – $859.5K
NOI $51,572 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$1.53M
$1.34M – $1.79M
NOI $107,412 @ 7.0% cap · market cap 9.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
821
Businesses Nearby
Explore this area
Business Placement
Demographics for 02472, MA
35,392
Population
17,069
Households
2.1
Avg Household Size
39
Median Age
67%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
8,848
Density / Sq Mi
$123,383
Median Household Income
$77,537
Median Earnings
$2,356
Median Rent
$737,600
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 - Well-maintained duplex with two 3-bedroom, 1-bath units, private parking areas, and an oversized backyard on a small lot in Watertown.
Where is this duplex located?
The property is located at 26-28 Desmond Ave Watertown, MA.
What is the asking price?
The asking price for this property is $1,149,990.
What are key features of this property?
This property features: Two 3‑bedroom, 1‑bath units; Private parking areas; no tandem parking; Oversized backyard with potential for two private yard areas
