Duplex with Private Yard
For Sale
$999,999
178-180 Brookside Pkwy, Medford, MA 02155
Well-maintained two-unit duplex offering two kitchens and laundry, plus a private yard and ample parking.
Property Size2,188 SF
Price / SF$457.04
Days on Market77
Property Features for 178-180 Brookside Pkwy
General Information
Standard status
Active
Size
2,188 SF
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Multifamily Units
2
Building Details
Year Built
1918
Listing Agency:
RE/MAX Bell Park Realty
(508) 400-4479
Listed By:
Vanessa Santana
(508) 400-4479
Source:
Lockandkeyre
Added: Jun 5
Changed: Jul 10
Last Checked: Aug 20 at 5:04AM
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 RE/MAX Bell Park Realty
Investment Insights
Based on property information with market context.
This well-maintained duplex offers two separate residential units with practical, full living setups. Unit 1 includes 2 bedrooms, 1 full bath, a kitchen, dining area, and living room. Unit 2 provides 3 bedrooms, 1 full bath, a kitchen, dining area, and a living room with vaulted ceilings. Natural light is supported by skylights in the living space, and both units are served by laundry with washer and dryer availability. The property also includes a private yard and plenty of parking.
Located at 178–180 Brookside Pkwy in Medford, the property is positioned for convenient daily access. The remarks note easy access to major commuter routes and public transportation, along with nearby shopping, dining, and parks. The location is also described as offering proximity to Boston, as well as local schools and colleges.
With two spacious units, the property can fit buyers seeking an owner-occupant arrangement or an income-producing rental setup. The unit configurations include complete kitchens and dining spaces, and the presence of washer/dryers for both units supports comfortable day-to-day living for tenants. Combined with a private yard and parking, this duplex offers a straightforward, functional layout for long-term residential occupancy.
Located at 178–180 Brookside Pkwy in Medford, the property is positioned for convenient daily access. The remarks note easy access to major commuter routes and public transportation, along with nearby shopping, dining, and parks. The location is also described as offering proximity to Boston, as well as local schools and colleges.
With two spacious units, the property can fit buyers seeking an owner-occupant arrangement or an income-producing rental setup. The unit configurations include complete kitchens and dining spaces, and the presence of washer/dryers for both units supports comfortable day-to-day living for tenants. Combined with a private yard and parking, this duplex offers a straightforward, functional layout for long-term residential occupancy.
Key Highlights
- 1918‑built well‑maintained 2‑unit multi‑family duplex
- Two spacious units: Unit 1 has 2 beds and 1 full bath; Unit 2 has 3 beds and 1 full bath
- Each unit includes a kitchen and dining area
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
$46,299
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
4.63%
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%
$925,980
$926.0K
Cap Rate 7%
$661,414
$661.4K
Cap Rate 9%
$514,433
$514.4K
Market Conditions
NOI Build-Up for 2,188 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
$69.6K $31.80/SF
− Vacancy
−$3.4K −$1.57/SF
EGI
$66.1K $30.23/SF
− OpEx
−$19.8K −$9.07/SF
NOI
$46.3K $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%
$925,980
Cap Rate 7%
$661,414
Cap Rate 9%
$514,433
Alternative Uses
Best Use
Multifamily LT 5
$661.4K
$578.7K – $771.7K
NOI $46,299 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$621.9K
$544.2K – $725.6K
NOI $43,534 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$1.30M
$1.13M – $1.51M
NOI $90,670 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,644
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 - Well-maintained two-unit duplex offering two kitchens and laundry, plus a private yard and ample parking.
Where is this duplex located?
The property is located at 178-180 Brookside Pkwy Medford, MA.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: 1918‑built well‑maintained 2‑unit multi‑family duplex; Two spacious units: Unit 1 has 2 beds and 1 full bath; Unit 2 has 3 beds and 1 full bath; Each unit includes a kitchen and dining area
