Seven-Bedroom Duplex with
New
For Sale
$1,290,000
13-15 Carney St, Medford, MA 02155
Two residences offer porches, basement laundry, and rear parking accessed through a shared driveway.
Property Size3,689 SF
Days on Market2
Property Features for 13-15 Carney St
General Information
Standard status
Active
Size
3,689 SF
Total Parking Spaces
4
Property subtype
Multifamily
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 5BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,893
Amenities
coin-op laundry
front & back porch
Building Details
Building Size
3,689 SF
Year Built
1920
Buildings
1
Listing Agency:
William Raveis R.E. & Home Services
Listed By:
Julian Addy · License #9552128
(646) 306-9848
Source:
Classifiedrealtygroup
Added: Sep 12
Last Checked: Sep 13 at 5:41AM
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 William Raveis R.E. & Home Services
Investment Insights
Based on property information with market context.
Built in 1920, this duplex includes two separately configured residences. The first unit has 2 bedrooms and 1 bathroom, along with an eat-in kitchen, pantry, living room, and dining room. The second residence provides 5 bedrooms across the second and third levels, with open living and dining space, an office nook, pantry, eat-in kitchen, enclosed porch, and a full bathroom on each level. Front and rear porches serve both units.
A basement coin-operated laundry area adds a practical shared amenity. Both residences have been de-leaded, with certificates in hand. The rear of the property accommodates 4 cars through a shared driveway. The property abuts Morrison Park and is near shops, I-93, The Fells, Medford Square, and transit connections at Malden Center, including the Commuter Rail and Orange Line.
A basement coin-operated laundry area adds a practical shared amenity. Both residences have been de-leaded, with certificates in hand. The rear of the property accommodates 4 cars through a shared driveway. The property abuts Morrison Park and is near shops, I-93, The Fells, Medford Square, and transit connections at Malden Center, including the Commuter Rail and Orange Line.
Key Highlights
- Two‑unit property with 7 total bedrooms
- Unit 1 includes 2 bedrooms, 1 bathroom, eat‑in kitchen, pantry, living room, and dining room
- Unit 2 has 5 bedrooms across the 2nd and 3rd levels, with a full bathroom on each level
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
$78,061
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
6.05%
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%
$1,561,220
$1.6M
Cap Rate 7%
$1,115,157
$1.1M
Cap Rate 9%
$867,344
$867.3K
Market Conditions
NOI Build-Up for 3,689 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
$117.3K $31.80/SF
− Vacancy
−$5.8K −$1.57/SF
EGI
$111.5K $30.23/SF
− OpEx
−$33.5K −$9.07/SF
NOI
$78.1K $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%
$1,561,220
Cap Rate 7%
$1,115,157
Cap Rate 9%
$867,344
Alternative Uses
Best Use
Multifamily LT 5
$1.12M
$975.8K – $1.30M
NOI $78,061 @ 7.0% cap · market cap 6.05%
Second Best
Apartment 5plus
$1.05M
$917.5K – $1.22M
NOI $73,399 @ 7.0% cap · market cap 5.69%
Theoretical Best
Office A
$2.18M
$1.91M – $2.55M
NOI $152,871 @ 7.0% cap · market cap 11.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
904
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?
Duplex - Two residences offer porches, basement laundry, and rear parking accessed through a shared driveway.
Where is this duplex located?
The property is located at 13-15 Carney St Medford, MA.
What is the asking price?
The asking price for this property is $1,290,000.
What are key features of this property?
This property features: Two‑unit property with 7 total bedrooms; Unit 1 includes 2 bedrooms, 1 bathroom, eat‑in kitchen, pantry, living room, and dining room; Unit 2 has 5 bedrooms across the 2nd and 3rd levels, with a full bathroom on each level
