Two-Unit Duplex
For Sale
$760,000
10-12 Drew Ave, Weymouth, MA 02189
Two separate living units with shared basement storage, laundry, gas heat, and driveway parking.
Property Size1,775 SF
Price / SF$428.17
Days on Market110
Property Features for 10-12 Drew Ave
General Information
Standard status
Active
Size
1,775 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
res
Units
Unit Mix
1 x 3-4BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$5,885
Amenities
enclosed porch
laundry area
yard
Building Details
Building Size
1,775 SF
Year Built
1888
Buildings
1
Stories
3
Listing Agency:
Coelho Realty Group LLC
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 14
Changed: Aug 30
Last Checked: Aug 30 at 1:47PM
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 Coelho Realty Group LLC
Investment Insights
Based on property information with market context.
Built in 1888, this duplex includes a larger main residence and a separate one-bedroom unit. The main home offers multiple bedrooms, a full bath, an eat-in kitchen, living room, and access to an enclosed porch. The second unit includes one bedroom, one bath, a living room, and its own eat-in kitchen.
A basement provides laundry space and storage, while gas heating serves the property. Exterior features include a yard and driveway parking. The home is located at 10-12 Drew Ave in Weymouth, near schools, Jackson Square, and commuter rail access.
A basement provides laundry space and storage, while gas heating serves the property. Exterior features include a yard and driveway parking. The home is located at 10-12 Drew Ave in Weymouth, near schools, Jackson Square, and commuter rail access.
Key Highlights
- Two‑unit duplex at 10‑12 Drew Ave, Weymouth, MA 02189
- Main residence with multiple bedrooms, full bath, eat‑in kitchen, living room, and enclosed porch
- Separate one‑bedroom, one‑bath unit with living room and eat‑in kitchen
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
$31,796
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
4.18%
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%
$635,920
$635.9K
Cap Rate 7%
$454,229
$454.2K
Cap Rate 9%
$353,289
$353.3K
Market Conditions
NOI Build-Up for 1,775 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
$47.9K $27.00/SF
− Vacancy
−$2.5K −$1.41/SF
EGI
$45.4K $25.59/SF
− OpEx
−$13.6K −$7.68/SF
NOI
$31.8K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$635,920
Cap Rate 7%
$454,229
Cap Rate 9%
$353,289
Alternative Uses
Best Use
Multifamily LT 5
$454.2K
$397.5K – $529.9K
NOI $31,796 @ 7.0% cap · market cap 4.18%
Second Best
Apartment 5plus
$419.1K
$366.7K – $489.0K
NOI $29,337 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$1.05M
$919.5K – $1.23M
NOI $73,556 @ 7.0% cap · market cap 9.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
383
Businesses Nearby
Explore this area
Business Placement
Demographics for 02189, MA
15,123
Population
6,689
Households
2.3
Avg Household Size
41
Median Age
41%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
3,781
Density / Sq Mi
$91,842
Median Household Income
$53,785
Median Earnings
$1,732
Median Rent
$463,300
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 separate living units with shared basement storage, laundry, gas heat, and driveway parking.
Where is this duplex located?
The property is located at 10-12 Drew Ave Weymouth, MA.
What is the asking price?
The asking price for this property is $760,000.
What are key features of this property?
This property features: Two‑unit duplex at 10‑12 Drew Ave, Weymouth, MA 02189; Main residence with multiple bedrooms, full bath, eat‑in kitchen, living room, and enclosed porch; Separate one‑bedroom, one‑bath unit with living room and eat‑in kitchen
