Updated Duplex with Private
For Sale
$875,000
Pending
74-76 Park Ave, Weymouth, MA 02190
Duplex with two 2-bedroom units, updated kitchens and baths, private entrances, decks, and separate utilities.
Property Size2,352 SF
Days on Market31
Property Features for 74-76 Park Ave
General Information
Standard status
Pending
Size
2,352 SF
Total Parking Spaces
8
Property subtype
Residential Income
Zoning
M-2
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,127
Amenities
private entrance
private deck
fireplace
woodwork
moldings
french doors
oversized shed
well water
irrigation
Building Details
Building Size
2,352 SF
Year Built
1818
Stories
3
Units
2
Listing Agency:
Keller Williams Realty
(617) 984-9029
Listed By:
Teresa Sullivan
(617) 984-9029
Source:
Thefirmreg
Added: Jul 26
Changed: Aug 23
Last Checked: Aug 3 at 6:25AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This updated duplex offers two distinct residential units, each with its own private entrance and a feel akin to a single-family home. Both units feature two bedrooms, 1 full and 1 half baths, updated kitchens and baths, fireplaces, and original-style details such as woodwork, moldings, and French doors. Additional highlights include private decks, ample parking, a private yard, separate utilities, and an oversized shed for storage. The property also maintains antique charm alongside multiple improvements.
The home is located close to shopping, restaurants, and highway access.
Reported updates include a new roof in 2024, along with new water heater and furnace, among other improvements. The sellers have pictures and floor plans available for a possible ADU.
The home is located close to shopping, restaurants, and highway access.
Reported updates include a new roof in 2024, along with new water heater and furnace, among other improvements. The sellers have pictures and floor plans available for a possible ADU.
Key Highlights
- Duplex built in 1818 with two 2‑bedroom units, each with its own private entrance
- Updated kitchens and baths in both units, plus fireplaces, detailed woodwork, moldings, and French doors
- Separate utilities for each unit
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
$42,132
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
4.82%
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%
$842,640
$842.6K
Cap Rate 7%
$601,886
$601.9K
Cap Rate 9%
$468,133
$468.1K
Market Conditions
NOI Build-Up for 2,352 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
$63.5K $27.00/SF
− Vacancy
−$3.3K −$1.41/SF
EGI
$60.2K $25.59/SF
− OpEx
−$18.1K −$7.68/SF
NOI
$42.1K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$842,640
Cap Rate 7%
$601,886
Cap Rate 9%
$468,133
Alternative Uses
Best Use
Multifamily LT 5
$601.9K
$526.7K – $702.2K
NOI $42,132 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$555.3K
$485.9K – $647.9K
NOI $38,874 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,466 @ 7.0% cap · market cap 11.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,274
Businesses Nearby
Explore this area
Business Placement
Demographics for 02190, MA
18,910
Population
8,601
Households
2.2
Avg Household Size
43
Median Age
48%
College-Educated
97%
High-School Grad
7.0 sq mi
ZIP Area
2,701
Density / Sq Mi
$99,024
Median Household Income
$63,313
Median Earnings
$2,012
Median Rent
$554,900
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 - Duplex with two 2-bedroom units, updated kitchens and baths, private entrances, decks, and separate utilities.
Where is this duplex located?
The property is located at 74-76 Park Ave Weymouth, MA.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Duplex built in 1818 with two 2‑bedroom units, each with its own private entrance; Updated kitchens and baths in both units, plus fireplaces, detailed woodwork, moldings, and French doors; Separate utilities for each unit
