Renovated Side-by-Side
For Sale
$1,650,000
11 8th Street, Cambridge, MA 02141
Two-family property with updated kitchens, refinished hardwood floors, and a private courtyard outlook.
Property Size2,105 SF
Price / SF$783.85
Days on Market30
Property Features for 11 8th Street
General Information
Standard status
Active
Size
2,105 SF
Property subtype
Multi-Family
Additional Details
Road Access
Yes
Multifamily Units
2
Amenities
hardwood floors
stainless appliances
private courtyard
Building Details
Year Built
1869
Year Renovated
2016
Buildings
1
Listing Agency:
Aditi Jain, Redfin Corp
(781) 704-7040
Listed By:
The Kristin Gennetti Group
(781) 704-7040
Source:
Kristingennetti
Added: Aug 1
Changed: Aug 28
Last Checked: Aug 28 at 10:16AM
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 Aditi Jain, Redfin Corp
Investment Insights
Based on property information with market context.
Built in 1869, this side-by-side duplex contains two family residences with 2,105 square feet of property size. The building was renovated in 2016 and features refinished hardwood flooring across two levels, white kitchen cabinetry, upgraded countertops, and stainless appliances. HardiePlank siding completes the exterior, while southern exposure brings consistent natural light into the interiors.
The property sits on a quiet, tree-lined side street in East Cambridge with access to the surrounding Kendall Square area. One residence overlooks a private courtyard. The property is currently offered as two condominiums; condominium documents have been drafted but are not recorded and are available for review.
The property sits on a quiet, tree-lined side street in East Cambridge with access to the surrounding Kendall Square area. One residence overlooks a private courtyard. The property is currently offered as two condominiums; condominium documents have been drafted but are not recorded and are available for review.
Key Highlights
- Side‑by‑side duplex renovated in 2016
- 2,105 square feet of property size
- Two family residences with hardwood floors across two levels
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
$52,802
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
3.20%
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%
$1,056,040
$1.1M
Cap Rate 7%
$754,314
$754.3K
Cap Rate 9%
$586,689
$586.7K
Market Conditions
NOI Build-Up for 2,105 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
$79.6K $37.80/SF
− Vacancy
−$4.1K −$1.97/SF
EGI
$75.4K $35.83/SF
− OpEx
−$22.6K −$10.75/SF
NOI
$52.8K $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%
$1,056,040
Cap Rate 7%
$754,314
Cap Rate 9%
$586,689
Alternative Uses
Best Use
Multifamily LT 5
$754.3K
$660.0K – $880.0K
NOI $52,802 @ 7.0% cap · market cap 3.20%
Second Best
Apartment 5plus
$705.0K
$616.9K – $822.5K
NOI $49,348 @ 7.0% cap · market cap 2.99%
Theoretical Best
Office A
$1.62M
$1.42M – $1.89M
NOI $113,600 @ 7.0% cap · market cap 6.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
4,273
Businesses Nearby
Explore this area
Business Placement
Demographics for 02141, MA
15,130
Population
8,128
Households
1.9
Avg Household Size
32
Median Age
74%
College-Educated
94%
High-School Grad
0.6 sq mi
ZIP Area
25,217
Density / Sq Mi
$120,542
Median Household Income
$73,002
Median Earnings
$2,752
Median Rent
$892,600
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 - Two-family property with updated kitchens, refinished hardwood floors, and a private courtyard outlook.
Where is this duplex located?
The property is located at 11 8th Street Cambridge, MA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Side‑by‑side duplex renovated in 2016; 2,105 square feet of property size; Two family residences with hardwood floors across two levels
