4-Unit Multifamily
New
For Sale
$2,578,000
84-90 Park St, Medford, MA 02155
Adjacent multifamily buildings offer separate utilities, central air, parking, and yard space.
Property Size3,744 SF
Price / SF$688.57
Days on Market2
Property Features for 84-90 Park St
General Information
Standard status
Active
Size
3,744 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Parking per Unit
2
Amenities
central air
yard space
Building Details
Year Built
1982
Buildings
2
Listing Agency:
REMAX Andrew Realty Services
Listed By:
John Veneziano
(781) 395-7676
Source:
Livianhomesct
Added: Sep 4
Last Checked: Sep 4 at 2:17PM
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 REMAX Andrew Realty Services
Investment Insights
Based on property information with market context.
This 3,744-square-foot multifamily offering combines two adjacent two-family properties on contiguous lots for a total of four units. Each apartment includes a living room, kitchen, two bedrooms, and a full bath; one first-floor apartment has been recently remodeled. Separate utilities, central air, yard space, and approximately two off-street parking spaces per unit are included. The buildings were constructed in 1982, and one property occupies a corner lot.
The properties are located at 84-86 and 88-90 Park Street in Medford, with access to I-93, major roadways, public transportation, and Wellington MBTA Station. Assembly Row, Medford and Haines Squares, the Mystic River, shopping, dining, and everyday services are also identified in the surrounding area. The four-unit package is offered together, with the two properties also available separately.
The properties are located at 84-86 and 88-90 Park Street in Medford, with access to I-93, major roadways, public transportation, and Wellington MBTA Station. Assembly Row, Medford and Haines Squares, the Mystic River, shopping, dining, and everyday services are also identified in the surrounding area. The four-unit package is offered together, with the two properties also available separately.
Key Highlights
- Four‑unit package across two adjacent two‑family properties
- 3,744 SF total property size with buildings constructed in 1982
- Each unit includes a living room, kitchen, two 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
$79,224
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
3.07%
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%
$1,584,480
$1.6M
Cap Rate 7%
$1,131,771
$1.1M
Cap Rate 9%
$880,267
$880.3K
Market Conditions
NOI Build-Up for 3,744 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
$119.1K $31.80/SF
− Vacancy
−$5.9K −$1.57/SF
EGI
$113.2K $30.23/SF
− OpEx
−$34.0K −$9.07/SF
NOI
$79.2K $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%
$1,584,480
Cap Rate 7%
$1,131,771
Cap Rate 9%
$880,267
Alternative Uses
Best Use
Multifamily LT 5
$1.13M
$990.3K – $1.32M
NOI $79,224 @ 7.0% cap · market cap 3.07%
Second Best
Apartment 5plus
$1.06M
$931.2K – $1.24M
NOI $74,493 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$2.22M
$1.94M – $2.59M
NOI $155,150 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,847
Businesses Nearby
Explore this area
Business Placement
Demographics for 02155, MA
61,483
Population
25,893
Households
2.4
Avg Household Size
36
Median Age
58%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
7,498
Density / Sq Mi
$118,403
Median Household Income
$60,825
Median Earnings
$2,483
Median Rent
$715,500
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?
Quadplex - Adjacent multifamily buildings offer separate utilities, central air, parking, and yard space.
Where is this quadplex located?
The property is located at 84-90 Park St Medford, MA.
What is the asking price?
The asking price for this property is $2,578,000.
What are key features of this property?
This property features: Four‑unit package across two adjacent two‑family properties; 3,744 SF total property size with buildings constructed in 1982; Each unit includes a living room, kitchen, two bedrooms, and a full bath
