Duplex with Open-Concept Upper
For Sale
$1,100,000
Pending
13 - 15 Foch Street, Cambridge, MA 02140
Two-level property offering separate living arrangements, a porch, yard, and conversion flexibility.
Property Size1,915 SF
Days on Market125
Property Features for 13 - 15 Foch Street
General Information
Standard status
Pending
Size
1,915 SF
Property subtype
Multi Family
Building Details
Year Built
1892
Listing Agency:
Gibson Sotheby's International Realty
(781) 771-5760
Listed By:
Julie Gibson
(781) 771-5760
Source:
Lockandkeyre
Added: Apr 29
Changed: Aug 30
Last Checked: Aug 30 at 5:31PM
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 Gibson Sotheby's International Realty
Investment Insights
Based on property information with market context.
This 1,915-square-foot duplex combines two distinct living areas within a home constructed in 1892. The lower floor contains a three-room apartment, while the upper residence was renovated in 2012 with an open-concept layout. Southeastern exposure supports morning light, and the rear porch adds outdoor space. The property also includes a yard and garden area.
Set on a dead-end street in North Cambridge, the home is within walking distance of multicultural restaurants and both Davis Square and Porter Square. Its existing configuration supports separate occupancy, while the structure may also be considered for single-family use or condominium conversion, as stated in the property information.
Set on a dead-end street in North Cambridge, the home is within walking distance of multicultural restaurants and both Davis Square and Porter Square. Its existing configuration supports separate occupancy, while the structure may also be considered for single-family use or condominium conversion, as stated in the property information.
Key Highlights
- 1,915 SF duplex in Cambridge, MA
- Built in 1892
- First level configured as a 3‑room apartment
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
$48,036
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
4.37%
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%
$960,720
$960.7K
Cap Rate 7%
$686,229
$686.2K
Cap Rate 9%
$533,733
$533.7K
Market Conditions
NOI Build-Up for 1,915 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
$72.4K $37.80/SF
− Vacancy
−$3.8K −$1.97/SF
EGI
$68.6K $35.83/SF
− OpEx
−$20.6K −$10.75/SF
NOI
$48.0K $25.08/SF
Area
Cambridge, MA
Vacancy
5.20%
Lease Rate
$37.80 /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%
$960,720
Cap Rate 7%
$686,229
Cap Rate 9%
$533,733
Alternative Uses
Best Use
Multifamily LT 5
$686.2K
$600.5K – $800.6K
NOI $48,036 @ 7.0% cap · market cap 4.37%
Second Best
Apartment 5plus
$641.3K
$561.2K – $748.2K
NOI $44,894 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$1.48M
$1.29M – $1.72M
NOI $103,346 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,262
Businesses Nearby
Explore this area
Business Placement
Demographics for 02140, MA
21,447
Population
11,117
Households
1.9
Avg Household Size
35
Median Age
79%
College-Educated
95%
High-School Grad
1.2 sq mi
ZIP Area
17,873
Density / Sq Mi
$136,382
Median Household Income
$77,506
Median Earnings
$2,581
Median Rent
$1,070,200
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-level property offering separate living arrangements, a porch, yard, and conversion flexibility.
Where is this duplex located?
The property is located at 13 - 15 Foch Street Cambridge, MA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 1,915 SF duplex in Cambridge, MA; Built in 1892; First level configured as a 3‑room apartment
