Four-Unit Property with Central
For Sale
$2,578,000
84-90 Park Street, Medford, MA 02155
Residential Income, Medford, MA
Property Size3,744 SF
Lot Size0.24 Acres
Price / SF$688.57
Days on Market32
Property Features for 84-90 Park Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Multi Fam
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 4, Bathroom 4, Bedroom 3, Bedroom 1, Bathroom 3, Bedroom 2, Bathroom 2
Parking
8
Directions
Franklin St. or Washington St. to Park Street. (Please use GPS.)
Standard status
Active
Size
3,744 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
13972
Amenities
central air
off-street parking
yard space
Building Details
Year built
1982
Floors in Building
4
Number of units
4
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# 73559606
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 offering combines two adjoining two-family properties on contiguous lots into a four-unit multifamily package. The 3,744-square-foot improvements were built in 1982 and include four four-room apartments, each arranged with a living room, kitchen, two bedrooms, and a full bathroom. One first-floor unit has been recently remodeled. Central air, separate utilities, yard areas, and approximately two off-street parking spaces per unit add practical features for residents and ownership operations. The property is zoned Multi Fam and occupies approximately 0.2409 acres, with one building positioned on a corner lot.
The address provides access to I-93, major roadways, public transportation, Wellington MBTA Station, Assembly Row, Medford and Haines Squares, the Mystic River, shopping, dining, and everyday services. The properties may also be sold separately as two-family buildings.
The address provides access to I-93, major roadways, public transportation, Wellington MBTA Station, Assembly Row, Medford and Haines Squares, the Mystic River, shopping, dining, and everyday services. The properties may also be sold separately as two-family buildings.
Key Highlights
- Four‑unit package consisting of two adjacent two‑family properties on contiguous lots
- 3,744 square feet on approximately 0.2409 acres; built in 1982
- Four four‑room units with living room, kitchen, two bedrooms, and full bathroom
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
$79,224
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%
$1,584,480
$1.6M
Cap Rate 7%
$1,131,771
$1.1M
Cap Rate 9%
$880,267
$880.3K
Market Conditions
NOI Build-Up for 3,744 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
$119.1K $31.80/SF
− Vacancy
−$5.9K −$1.57/SF
EGI
$113.2K $30.23/SF
− OpEx
−$34.0K −$9.07/SF
NOI
$79.2K $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%
$1,584,480
Cap Rate 7%
$1,131,771
Cap Rate 9%
$880,267
Alternative Uses
Best Use
Multifamily LT 5
$1.13M
$990.3K – $1.32M
NOI $79,224 @ 7.0% cap · market cap 3.07%
Second Best
Apartment 5plus
$1.06M
$931.2K – $1.24M
NOI $74,493 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$2.22M
$1.94M – $2.59M
NOI $155,150 @ 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
4
Residential units
Yes
Highway access
Yes
Utilities to site
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Two adjacent multifamily buildings offer separate utilities, off-street parking, and yard space in a transit-accessible setting.
Where is this quadplex located?
The property is located at 84-90 Park Street Medford, MA.
What is the asking price?
The asking price for this property is $2,578,000.
What are key features of this property?
This property features: Four‑unit package consisting of two adjacent two‑family properties on contiguous lots; 3,744 square feet on approximately 0.2409 acres; built in 1982; Four four‑room units with living room, kitchen, two bedrooms, and full bathroom
