Updated Duplex with Detached
For Sale
$1,199,990
142-144 Mystic Valley Parkway, Arlington, MA 02474
Two-family property with off-street parking, water views, and convenient access to Arlington Center.
Property Size2,270 SF
Price / SF$528.63
Days on Market131
Property Features for 142-144 Mystic Valley Parkway
General Information
Standard status
Active
Size
2,270 SF
Total Parking Spaces
10
Property subtype
Multi-Family
Zoning
R2
Net Operating Income
$29,940
Additional Details
Road Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,982
Building Details
Building Size
2,270 SF
Year Built
1927
Buildings
1
Stories
2
Listing Agency:
Karen M. Overtoom R.E.
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 22
Changed: Aug 30
Last Checked: Aug 30 at 12:47AM
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 Karen M. Overtoom R.E.
Investment Insights
Based on property information with market context.
This two-family property in Arlington includes 2,270 SF of residential space, off-street parking, and a detached garage. Built in 1927, the property is zoned R2 and features classic layouts with natural light in both units. A new roof and newer heating systems are among the stated improvements.
Located at 142-144 Mystic Valley Parkway, the property overlooks the Mystic River and provides direct access to scenic public paths. Arlington Center is nearby, with access to Medford, Cambridge, Somerville, and Boston. The listing also identifies golf course views as a property feature.
Located at 142-144 Mystic Valley Parkway, the property overlooks the Mystic River and provides direct access to scenic public paths. Arlington Center is nearby, with access to Medford, Cambridge, Somerville, and Boston. The listing also identifies golf course views as a property feature.
Key Highlights
- Two‑family property with 2,270 SF of residential space
- New roof and newer heating systems
- Detached garage and off‑street parking
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
$48,034
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
4.00%
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%
$960,680
$960.7K
Cap Rate 7%
$686,200
$686.2K
Cap Rate 9%
$533,711
$533.7K
Market Conditions
NOI Build-Up for 2,270 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
$72.2K $31.80/SF
− Vacancy
−$3.6K −$1.57/SF
EGI
$68.6K $30.23/SF
− OpEx
−$20.6K −$9.07/SF
NOI
$48.0K $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%
$960,680
Cap Rate 7%
$686,200
Cap Rate 9%
$533,711
Alternative Uses
Best Use
Multifamily LT 5
$686.2K
$600.4K – $800.6K
NOI $48,034 @ 7.0% cap · market cap 4.00%
Second Best
Apartment 5plus
$645.2K
$564.6K – $752.8K
NOI $45,165 @ 7.0% cap · market cap 3.76%
Theoretical Best
Office A
$1.34M
$1.18M – $1.57M
NOI $94,068 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,019
Businesses Nearby
Explore this area
Business Placement
Demographics for 02474, MA
28,551
Population
12,541
Households
2.3
Avg Household Size
40
Median Age
74%
College-Educated
98%
High-School Grad
3.1 sq mi
ZIP Area
9,210
Density / Sq Mi
$139,199
Median Household Income
$80,498
Median Earnings
$2,157
Median Rent
$887,000
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 off-street parking, water views, and convenient access to Arlington Center.
Where is this duplex located?
The property is located at 142-144 Mystic Valley Parkway Arlington, MA.
What is the asking price?
The asking price for this property is $1,199,990.
What are key features of this property?
This property features: Two‑family property with 2,270 SF of residential space; New roof and newer heating systems; Detached garage and off‑street parking
