Two-Family Duplex with Hardwood
For Sale
$1,050,000
13-15 Osborne Rd, Arlington, MA 02474
Two residential units offer flexible living areas, private bedrooms, backyard space, and off-street parking in Arlington.
Property Size2,162 SF
Price / SF$485.66
Days on Market43
Property Features for 13-15 Osborne Rd
General Information
Standard status
Active
Size
2,162 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
ready for renovation
Additional Details
Multifamily Units
2
Amenities
backyard space
Building Details
Year Built
1927
Stories
2
Listing Agency:
Barrett Sotheby's International Realty
Listed By:
Anne Spry
Source:
Livianhomesma
Added: Jul 19
Changed: Aug 29
Last Checked: Aug 25 at 5:03AM
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 Barrett Sotheby's International Realty
Investment Insights
Based on property information with market context.
This 2,162-square-foot duplex, built in 1927, contains two residential units arranged across the first and second floors. Each unit includes a living room, dining area, kitchen, bedroom area, and an additional office or family room. Hardwood floors are present, and the property remains in original condition for renovation or restoration work.
The property is located at 13-15 Osborne Road in Arlington, Massachusetts, with the first-floor unit identified as 15 and the second-floor unit identified as 13. Exterior features include backyard space and off-street parking, adding practical utility to the two-unit configuration.
The property is located at 13-15 Osborne Road in Arlington, Massachusetts, with the first-floor unit identified as 15 and the second-floor unit identified as 13. Exterior features include backyard space and off-street parking, adding practical utility to the two-unit configuration.
Key Highlights
- 2,162‑square‑foot duplex with two residential units
- Built in 1927
- Each unit includes living, dining, kitchen, bedroom, and office or family room areas
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
$45,749
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
4.36%
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%
$914,980
$915.0K
Cap Rate 7%
$653,557
$653.6K
Cap Rate 9%
$508,322
$508.3K
Market Conditions
NOI Build-Up for 2,162 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
$68.8K $31.80/SF
− Vacancy
−$3.4K −$1.57/SF
EGI
$65.4K $30.23/SF
− OpEx
−$19.6K −$9.07/SF
NOI
$45.7K $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%
$914,980
Cap Rate 7%
$653,557
Cap Rate 9%
$508,322
Alternative Uses
Best Use
Multifamily LT 5
$653.6K
$571.9K – $762.5K
NOI $45,749 @ 7.0% cap · market cap 4.36%
Second Best
Apartment 5plus
$614.5K
$537.7K – $717.0K
NOI $43,017 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,593 @ 7.0% cap · market cap 8.53%
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
1,054
Businesses Nearby
Explore this area
Business Placement
Demographics for 02474, MA
28,551
Population
12,541
Households
2.3
Avg Household Size
40
Median Age
74%
College-Educated
98%
High-School Grad
3.1 sq mi
ZIP Area
9,210
Density / Sq Mi
$139,199
Median Household Income
$80,498
Median Earnings
$2,157
Median Rent
$887,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer flexible living areas, private bedrooms, backyard space, and off-street parking in Arlington.
Where is this duplex located?
The property is located at 13-15 Osborne Rd Arlington, MA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 2,162‑square‑foot duplex with two residential units; Built in 1927; Each unit includes living, dining, kitchen, bedroom, and office or family room areas
