Renovated Duplex with
New
For Sale
$910,000
10-12 Cranch St, Quincy, MA 02169
Two-level duplex with updated roofing, basement laundry, and flexible occupancy options.
Property Size2,378 SF
Price / SF$382.67
Days on Market2
Property Features for 10-12 Cranch St
General Information
Standard status
Active
Size
2,378 SF
Total Parking Spaces
3
Property subtype
Residential Income
Zoning
RESB
Net Operating Income
$42,000
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$10,152
Amenities
laundry units
high ceiling basement
off-street parking
Building Details
Building Size
2,378 SF
Year Built
1920
Buildings
1
Stories
2
Listing Agency:
Central Real Estate
Listed By:
Helen Mach · License #455013352
(617) 479-0123
Source:
413realestate
Added: Sep 22
Last Checked: Sep 22 at 1:31PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Central Real Estate
Investment Insights
Based on property information with market context.
This two-family residence, built in 1920, is arranged as an upper and lower unit, each with three bedrooms and an open connection between the living, dining, and kitchen areas. The property has a newer roof, a high-ceiling basement with laundry equipment, and side parking for 2–3 cars. It is being offered in as-is condition.
Located at 10-12 Cranch St in Quincy, the property is near STAR Market, local shops, and the Quincy T station. The building may be delivered vacant at closing, or tenants may remain in unit 1. One laundry set may require repair or may not be functional.
Located at 10-12 Cranch St in Quincy, the property is near STAR Market, local shops, and the Quincy T station. The building may be delivered vacant at closing, or tenants may remain in unit 1. One laundry set may require repair or may not be functional.
Key Highlights
- Two‑family property with an upper and lower unit
- Each unit includes 3 bedrooms and an open living, dining, and kitchen layout
- New roof installed one year ago
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
$40,155
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
4.41%
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%
$803,100
$803.1K
Cap Rate 7%
$573,643
$573.6K
Cap Rate 9%
$446,167
$446.2K
Market Conditions
NOI Build-Up for 2,378 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
$61.4K $25.80/SF
− Vacancy
−$4.0K −$1.68/SF
EGI
$57.4K $24.12/SF
− OpEx
−$17.2K −$7.24/SF
NOI
$40.2K $16.89/SF
Area
Quincy, MA
Vacancy
6.50%
Lease Rate
$25.80 /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%
$803,100
Cap Rate 7%
$573,643
Cap Rate 9%
$446,167
Alternative Uses
Best Use
Multifamily LT 5
$573.6K
$501.9K – $669.3K
NOI $40,155 @ 7.0% cap · market cap 4.41%
Second Best
Apartment 5plus
$526.9K
$461.0K – $614.7K
NOI $36,883 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$1.41M
$1.23M – $1.64M
NOI $98,392 @ 7.0% cap · market cap 10.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,834
Businesses Nearby
Explore this area
Business Placement
Demographics for 02169, MA
62,140
Population
30,198
Households
2.1
Avg Household Size
39
Median Age
48%
College-Educated
92%
High-School Grad
12.1 sq mi
ZIP Area
5,136
Density / Sq Mi
$92,080
Median Household Income
$60,166
Median Earnings
$1,975
Median Rent
$552,200
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 - Two-level duplex with updated roofing, basement laundry, and flexible occupancy options.
Where is this duplex located?
The property is located at 10-12 Cranch St Quincy, MA.
What is the asking price?
The asking price for this property is $910,000.
What are key features of this property?
This property features: Two‑family property with an upper and lower unit; Each unit includes 3 bedrooms and an open living, dining, and kitchen layout; New roof installed one year ago
