Two-Unit Building with Separate
For Sale
$780,000
120 Hermon St, Winthrop, MA 02152
Two residential units offer distinct layouts, outdoor space, and a central setting near transit and community amenities.
Property Size2,000 SF
Lot Size0.23 Acres
Price / SF$390
Days on Market55
Property Features for 120 Hermon St
General Information
Standard status
Active
Size
2,000 SF
Total Parking Spaces
3
Lot size
0.23 Acres
Property subtype
Multi-Family
Zoning
R
Property Condition
Severity
Repairs Needed
Evidence
Property is in need of interior updating
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 4BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,437
Building Details
Building Size
2,000 SF
Year Built
1900
Stories
3
Listing Agency:
SR Commercial Realty
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jul 7
Changed: Aug 29
Last Checked: Aug 29 at 11:36PM
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 SR Commercial Realty
Investment Insights
Based on property information with market context.
This 2,000-square-foot duplex, built in 1900, contains two residential units with separate electric and gas meters. The first-floor residence includes two bedrooms, one full bath, and a large rear deck. The upper residence spans two levels and provides four bedrooms plus one full bath. Interior updating is needed, giving the property a clear renovation component.
The building sits on an oversized 10,000-square-foot lot with parking for two cars. The rear yard provides additional outdoor area that could accommodate expanded parking or landscaped use, subject to applicable approvals. Ingleside Park and the new Winthrop Center are adjacent, while the MBTA Blue Line is one mile away with direct service to Logan Airport and Boston.
The building sits on an oversized 10,000-square-foot lot with parking for two cars. The rear yard provides additional outdoor area that could accommodate expanded parking or landscaped use, subject to applicable approvals. Ingleside Park and the new Winthrop Center are adjacent, while the MBTA Blue Line is one mile away with direct service to Logan Airport and Boston.
Key Highlights
- Two‑unit duplex with 2,000 square feet of building area
- Oversized 10,000‑square‑foot lot with parking for 2 cars
- First‑floor unit has 2 bedrooms, 1 full bath, and a large rear deck
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
$38,102
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
4.88%
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%
$762,040
$762.0K
Cap Rate 7%
$544,314
$544.3K
Cap Rate 9%
$423,356
$423.4K
Market Conditions
NOI Build-Up for 2,000 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
$57.6K $28.80/SF
− Vacancy
−$3.2K −$1.58/SF
EGI
$54.4K $27.22/SF
− OpEx
−$16.3K −$8.16/SF
NOI
$38.1K $19.05/SF
Area
Suffolk County, MA
Vacancy
5.50%
Lease Rate
$28.80 /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%
$762,040
Cap Rate 7%
$544,314
Cap Rate 9%
$423,356
Alternative Uses
Best Use
Multifamily LT 5
$544.3K
$476.3K – $635.0K
NOI $38,102 @ 7.0% cap · market cap 4.88%
Second Best
Apartment 5plus
$496.3K
$434.3K – $579.0K
NOI $34,742 @ 7.0% cap · market cap 4.45%
Theoretical Best
Office A
$1.18M
$1.04M – $1.38M
NOI $82,879 @ 7.0% cap · market cap 10.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
799
Businesses Nearby
Explore this area
Business Placement
Demographics for 02152, MA
19,316
Population
8,467
Households
2.3
Avg Household Size
44
Median Age
43%
College-Educated
95%
High-School Grad
1.7 sq mi
ZIP Area
11,362
Density / Sq Mi
$106,357
Median Household Income
$68,062
Median Earnings
$1,909
Median Rent
$606,900
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 residential units offer distinct layouts, outdoor space, and a central setting near transit and community amenities.
Where is this duplex located?
The property is located at 120 Hermon St Winthrop, MA.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,000 square feet of building area; Oversized 10,000‑square‑foot lot with parking for 2 cars; First‑floor unit has 2 bedrooms, 1 full bath, and a large rear deck
