Duplex with Off-Street
For Sale
$899,000
11-13 Horace Street, Malden, MA 02148
Two-family residence with hardwood floors, an eat-in kitchen, fenced yard, and private driveway.
Property Size2,358 SF
Price / SF$381.26
Days on Market116
Property Features for 11-13 Horace Street
General Information
Standard status
Active
Size
2,358 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Zoning
Res
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,277
Amenities
fenced yard
Building Details
Building Size
2,358 SF
Year Built
1900
Buildings
1
Stories
3
Listing Agency:
Coldwell Banker Realty - Boston
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 7
Changed: Aug 29
Last Checked: Aug 29 at 9:39PM
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 Coldwell Banker Realty - Boston
Investment Insights
Based on property information with market context.
This 2,358 SF duplex, built in 1900, offers two residential floors with distinct layouts. The first floor includes four rooms and two bedrooms, while the second floor has seven rooms, two bedrooms, and additional bonus rooms. Hardwood flooring runs throughout the home, and the eat-in kitchen provides space for everyday dining and meal preparation. Natural light contributes to the interior’s bright feel.
Exterior features include a fully fenced yard and a private driveway for off-street parking. The property is zoned Res and sits approximately 3 minutes from Oak Grove Station on the Orange Line, providing access toward Boston and surrounding communities. Schools, parks, shopping, and major routes are also nearby.
Exterior features include a fully fenced yard and a private driveway for off-street parking. The property is zoned Res and sits approximately 3 minutes from Oak Grove Station on the Orange Line, providing access toward Boston and surrounding communities. Schools, parks, shopping, and major routes are also nearby.
Key Highlights
- 2,358 SF duplex with two residential floors
- First floor: four rooms and two bedrooms
- Second floor: seven rooms, two bedrooms, and bonus rooms
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
$49,896
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
5.55%
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%
$997,920
$997.9K
Cap Rate 7%
$712,800
$712.8K
Cap Rate 9%
$554,400
$554.4K
Market Conditions
NOI Build-Up for 2,358 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
$75.0K $31.80/SF
− Vacancy
−$3.7K −$1.57/SF
EGI
$71.3K $30.23/SF
− OpEx
−$21.4K −$9.07/SF
NOI
$49.9K $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%
$997,920
Cap Rate 7%
$712,800
Cap Rate 9%
$554,400
Alternative Uses
Best Use
Multifamily LT 5
$712.8K
$623.7K – $831.6K
NOI $49,896 @ 7.0% cap · market cap 5.55%
Second Best
Apartment 5plus
$670.2K
$586.5K – $781.9K
NOI $46,916 @ 7.0% cap · market cap 5.22%
Theoretical Best
Office A
$1.40M
$1.22M – $1.63M
NOI $97,715 @ 7.0% cap · market cap 10.87%
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
998
Businesses Nearby
Explore this area
Business Placement
Demographics for 02148, MA
66,274
Population
28,043
Households
2.4
Avg Household Size
36
Median Age
45%
College-Educated
87%
High-School Grad
5.0 sq mi
ZIP Area
13,255
Density / Sq Mi
$95,298
Median Household Income
$56,077
Median Earnings
$2,066
Median Rent
$607,500
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?
Duplex - Two-family residence with hardwood floors, an eat-in kitchen, fenced yard, and private driveway.
Where is this duplex located?
The property is located at 11-13 Horace Street Malden, MA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 2,358 SF duplex with two residential floors; First floor: four rooms and two bedrooms; Second floor: seven rooms, two bedrooms, and bonus rooms
