Two-Family Home with Finished
For Sale
$1,459,999
167-169 Summer Street, Arlington, MA 02474
Flexible floor plans include finished basement and attic areas.
Property Size6,456 SF
Price / SF$226.15
Days on Market114
Property Features for 167-169 Summer Street
General Information
Standard status
Active
Size
6,456 SF
Property subtype
Multi-family
Additional Details
Public Transit
Yes
Multifamily Units
2
Building Details
Year Built
1948
Listing Agency:
eXp Realty
Listed By:
Devender Guhania
(617) 236-0353
Source:
Thecharlesrealty
Added: May 9
Changed: Aug 29
Last Checked: May 19 at 9:40AM
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 eXp Realty
Investment Insights
Based on property information with market context.
Built in 1948, this two-family property contains 6,456 square feet and is arranged across multiple finished levels. The first-floor residence extends into a finished basement, while the upper residence opens to a finished attic with an additional bedroom and a separate sitting room or office area.
The layout provides distinct living areas within each unit and includes practical space for guests, recreation, storage, remote work, or extended household use. The property is located near public transportation in Arlington, Massachusetts, with an address of 167-169 Summer Street.
The layout provides distinct living areas within each unit and includes practical space for guests, recreation, storage, remote work, or extended household use. The property is located near public transportation in Arlington, Massachusetts, with an address of 167-169 Summer Street.
Key Highlights
- Two‑family property with 6,456 square feet
- Built in 1948
- First‑floor unit connected to a finished basement
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
$128,453
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
8.80%
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%
$2,569,060
$2.6M
Cap Rate 7%
$1,835,043
$1.8M
Cap Rate 9%
$1,427,256
$1.4M
Market Conditions
NOI Build-Up for 6,456 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
$246.4K $38.16/SF
− Vacancy
−$12.8K −$1.98/SF
EGI
$233.6K $36.18/SF
− OpEx
−$105.1K −$16.28/SF
NOI
$128.5K $19.90/SF
Area
Middlesex County, MA
Vacancy
5.20%
Lease Rate
$38.16 /SF/Yr
Expense Ratio
45.00%
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%
$2,569,060
Cap Rate 7%
$1,835,043
Cap Rate 9%
$1,427,256
Alternative Uses
Best Use
Multifamily LT 5
$1.95M
$1.71M – $2.28M
NOI $136,611 @ 7.0% cap · market cap 9.36%
Second Best
Apartment 5plus
$1.84M
$1.61M – $2.14M
NOI $128,453 @ 7.0% cap · market cap 8.80%
Theoretical Best
Office A
$3.82M
$3.34M – $4.46M
NOI $267,535 @ 7.0% cap · market cap 18.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,199
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 - Flexible floor plans include finished basement and attic areas.
Where is this duplex located?
The property is located at 167-169 Summer Street Arlington, MA.
What is the asking price?
The asking price for this property is $1,459,999.
What are key features of this property?
This property features: Two‑family property with 6,456 square feet; Built in 1948; First‑floor unit connected to a finished basement
