Remodeled Duplex with Off-Street
For Sale
$1,289,000
84-86 Park St, Medford, MA 02155
Residential Income, Medford, MA
Property Size1,872 SF
Lot Size0.12 Acres
Price / SF$688.57
Days on Market32
Property Features for 84-86 Park St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
SF2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 1
Parking
4
Directions
Washington Street or Franklin Street to Park Street. (Please use GPS.)
Standard status
Active
APN
M:M11 B:0077 L:0000
Size
1,872 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7068
Amenities
central air
rear yard
Building Details
Year built
1984
Floors in Building
2
Number of units
2
Listing Agency:
REMAX Andrew Realty Services · RE/MAX International
(781) 395-7676
Listed By:
John Veneziano
(617) 840-5499
Added: Aug 5
Changed: Sep 4
Last Checked: Sep 5 at 5:06AM
MLS# 73559603
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.
This 1,872-square-foot duplex contains two four-room residences, each arranged with a living room, kitchen, two bedrooms, and a full bathroom. The first-floor unit has been recently remodeled. Separate utilities and central air serve the property, while each residence includes two off-street parking spaces. A level rear yard provides additional outdoor space.
Built in 1984 on 0.1201 acres, the property is located at 84-86 Park St in Medford, Massachusetts. Access to I-93, major routes, public transportation, the MBTA Station, Haines and Medford Squares, Mystic River, Wellington Circle, Assembly Row, shops, dining, and daily conveniences is identified in the property information. The property is zoned SF2 and may suit investors or owner-occupants.
Built in 1984 on 0.1201 acres, the property is located at 84-86 Park St in Medford, Massachusetts. Access to I-93, major routes, public transportation, the MBTA Station, Haines and Medford Squares, Mystic River, Wellington Circle, Assembly Row, shops, dining, and daily conveniences is identified in the property information. The property is zoned SF2 and may suit investors or owner-occupants.
Key Highlights
- 1,872‑square‑foot duplex with two four‑room units
- Each unit includes a living room, kitchen, 2 bedrooms, and full bath
- Recently remodeled first‑floor unit
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
$39,612
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
3.07%
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%
$792,240
$792.2K
Cap Rate 7%
$565,886
$565.9K
Cap Rate 9%
$440,133
$440.1K
Market Conditions
NOI Build-Up for 1,872 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
$59.5K $31.80/SF
− Vacancy
−$2.9K −$1.57/SF
EGI
$56.6K $30.23/SF
− OpEx
−$17.0K −$9.07/SF
NOI
$39.6K $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%
$792,240
Cap Rate 7%
$565,886
Cap Rate 9%
$440,133
Alternative Uses
Best Use
Multifamily LT 5
$565.9K
$495.2K – $660.2K
NOI $39,612 @ 7.0% cap · market cap 3.07%
Second Best
Apartment 5plus
$532.1K
$465.6K – $620.8K
NOI $37,246 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$1.11M
$969.7K – $1.29M
NOI $77,575 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,847
Businesses Nearby
Explore this area
Business Placement
Demographics for 02155, MA
61,483
Population
25,893
Households
2.4
Avg Household Size
36
Median Age
58%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
7,498
Density / Sq Mi
$118,403
Median Household Income
$60,825
Median Earnings
$2,483
Median Rent
$715,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two four-room units provide separate utilities, central air, and access to a level rear yard.
Where is this duplex located?
The property is located at 84-86 Park St Medford, MA.
What is the asking price?
The asking price for this property is $1,289,000.
What are key features of this property?
This property features: 1,872‑square‑foot duplex with two four‑room units; Each unit includes a living room, kitchen, 2 bedrooms, and full bath; Recently remodeled first‑floor unit
