Brick Two-Family Duplex with
For Sale
$899,900
Pending
55-57 York Ave, Watertown, MA 02472
Brick two-family duplex featuring hardwood floors, two upstairs bedrooms per unit, and a full separate basement.
Property Size1,800 SF
Days on Market20
Property Features for 55-57 York Ave
General Information
Standard status
Pending
Size
1,800 SF
Total Parking Spaces
6
Property subtype
Multi Family Home
Zoning
T
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,109
Amenities
private rear yard
full separate basement
hardwood floors
Building Details
Building Size
1,800 SF
Year Built
1938
Stories
3
Units
2
Construction
brick
Tenancy
Multi
Listing Agency:
Realty Executives
(617) 924-7532
Listed By:
Stephen O Loughlin · License #449501263
(617) 924-7532
Source:
Janicemitchellre
Added: Jul 24
Changed: Aug 8
Last Checked: Aug 6 at 12:41PM
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 Realty Executives
Investment Insights
Based on property information with market context.
Brick two-family duplex offering two spacious apartments with bright first-floor living rooms, dining areas, and kitchens. Both units include two bedrooms and a full bath upstairs, with hardwood floors running throughout. The property also features a full, separate basement for each unit, providing substantial storage and additional space with the right vision. A 2-car garage adds practical on-site parking.
Set in the highly sought-after Lowell School district, the duplex also includes a private rear yard suited for outdoor use.
With a straightforward two-level layout and independent basements, the property can work well for buyers seeking long-term residential income or flexible living arrangements.
Set in the highly sought-after Lowell School district, the duplex also includes a private rear yard suited for outdoor use.
With a straightforward two-level layout and independent basements, the property can work well for buyers seeking long-term residential income or flexible living arrangements.
Key Highlights
- Brick two‑family duplex built in 1938 in the Lowell School district
- Each unit features a bright first‑floor living room, dining area, and kitchen
- Each unit offers 2 upstairs bedrooms and a full bath
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
$38,089
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
4.23%
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%
$761,780
$761.8K
Cap Rate 7%
$544,129
$544.1K
Cap Rate 9%
$423,211
$423.2K
Market Conditions
NOI Build-Up for 1,800 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
$57.2K $31.80/SF
− Vacancy
−$2.8K −$1.57/SF
EGI
$54.4K $30.23/SF
− OpEx
−$16.3K −$9.07/SF
NOI
$38.1K $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%
$761,780
Cap Rate 7%
$544,129
Cap Rate 9%
$423,211
Alternative Uses
Best Use
Multifamily LT 5
$544.1K
$476.1K – $634.8K
NOI $38,089 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$511.6K
$447.7K – $596.9K
NOI $35,814 @ 7.0% cap · market cap 3.98%
Theoretical Best
Office A
$1.07M
$932.4K – $1.24M
NOI $74,592 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
847
Businesses Nearby
Explore this area
Business Placement
Demographics for 02472, MA
35,392
Population
17,069
Households
2.1
Avg Household Size
39
Median Age
67%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
8,848
Density / Sq Mi
$123,383
Median Household Income
$77,537
Median Earnings
$2,356
Median Rent
$737,600
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 - Brick two-family duplex featuring hardwood floors, two upstairs bedrooms per unit, and a full separate basement.
Where is this duplex located?
The property is located at 55-57 York Ave Watertown, MA.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Brick two‑family duplex built in 1938 in the Lowell School district; Each unit features a bright first‑floor living room, dining area, and kitchen; Each unit offers 2 upstairs bedrooms and a full bath
