Side-by-Side Duplex with Separate
For Sale
$825,000
Pending
18-20 Genetti Cir, Bedford, MA 01730
MULTI_FAMILY - Bedford, MA
Property Size1,496 SF
Lot Size0.21 Acres
Days on Market154
Property Features for 18-20 Genetti Cir
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Unkown
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 5, Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 1
Parking
2
Elementary school
Davis/Lane
Middle school
John Glenn
High school
Bedford High School
Directions
Summer Street to Genetti St then take a right onto Genetti Circle.
Standard status
Pending
APN
354029
Size
1,496 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7179
Amenities
basement with laundry and storage
Building Details
Year built
1959
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Realty
(617) 969-9000
Listed By:
Keller Williams
(617) 969-9000
Added: Mar 17
Changed: Aug 2
Last Checked: Aug 17 at 6:06AM
MLS# 73487597
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This side-by-side duplex in Bedford offers flexibility for owner-occupancy or rental use. One unit (Unit 18) is fully renovated and features hardwood floors, granite countertops, and stainless steel appliances, along with two move-in ready bedrooms. The second unit (Unit 20) has three bedrooms and a freshly painted interior. Both units include large basements with laundry and storage, and each unit has its own driveway to maximize day-to-day convenience.
Set on a flat, landscaped lot, the property was built in 1959. It is located minutes to Route 128, Great Road shops and restaurants, and Bedford amenities.
With two units and dedicated access, the layout supports straightforward living arrangements while keeping day-to-day operations separated by driveway and unit.
Set on a flat, landscaped lot, the property was built in 1959. It is located minutes to Route 128, Great Road shops and restaurants, and Bedford amenities.
With two units and dedicated access, the layout supports straightforward living arrangements while keeping day-to-day operations separated by driveway and unit.
Key Highlights
- Side‑by‑side duplex with separate driveways for each unit
- Unit 18 fully renovated with hardwood floors, granite countertops, and stainless steel appliances
- Unit 18 has two move‑in ready bedrooms; Unit 20 has three bedrooms
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
$31,656
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
3.84%
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%
$633,120
$633.1K
Cap Rate 7%
$452,229
$452.2K
Cap Rate 9%
$351,733
$351.7K
Market Conditions
NOI Build-Up for 1,496 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
$47.6K $31.80/SF
− Vacancy
−$2.4K −$1.57/SF
EGI
$45.2K $30.23/SF
− OpEx
−$13.6K −$9.07/SF
NOI
$31.7K $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%
$633,120
Cap Rate 7%
$452,229
Cap Rate 9%
$351,733
Alternative Uses
Best Use
Multifamily LT 5
$452.2K
$395.7K – $527.6K
NOI $31,656 @ 7.0% cap · market cap 3.84%
Second Best
Apartment 5plus
$425.2K
$372.1K – $496.1K
NOI $29,765 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$885.6K
$774.9K – $1.03M
NOI $61,994 @ 7.0% cap · market cap 7.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
236
Businesses Nearby
Explore this area
Business Placement
Demographics for 01730, MA
14,566
Population
5,970
Households
2.4
Avg Household Size
45
Median Age
69%
College-Educated
96%
High-School Grad
12.4 sq mi
ZIP Area
1,175
Density / Sq Mi
$158,286
Median Household Income
$88,504
Median Earnings
$2,430
Median Rent
$878,200
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 - Side-by-side duplex in Bedford with two move-in ready units, large basements, and separate driveways on a landscaped lot.
Where is this duplex located?
The property is located at 18-20 Genetti Cir Bedford, MA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Side‑by‑side duplex with separate driveways for each unit; Unit 18 fully renovated with hardwood floors, granite countertops, and stainless steel appliances; Unit 18 has two move‑in ready bedrooms; Unit 20 has three bedrooms
