Two-Family Home With
For Sale
$1,195,000
Pending
18-20 Parker St, Arlington, MA 02474
Well-maintained two-family residence with separate units, hardwood floors, off-street parking, and a two-car garage.
Property Size2,352 SF
Days on Market89
Property Features for 18-20 Parker St
General Information
Standard status
Pending
Size
2,352 SF
Total Parking Spaces
4
Property subtype
Multi Family Home
Zoning
R2
Taxes and HOA fees
Annual Taxes
$11,563
Building Details
Building Size
2,352 SF
Year Built
1930
Stories
2
Units
2
Listing Agency:
Gibson Sotheby's International Realty
(781) 648-3500
Listed By:
Steve McKenna & The Home Advantage Team
(781) 645-0505
Source:
Housatonicrealestate
Added: Jun 12
Changed: Aug 8
Last Checked: Jul 23 at 7:38AM
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 Gibson Sotheby's International Realty
Investment Insights
Based on property information with market context.
This well-maintained two-family home features bright, spacious layouts in both units. Each unit includes generous living and dining areas, an eat-in kitchen, spacious bedrooms, and full baths, with hardwood floors throughout most of the property. The first-floor unit offers two bedrooms, a formal dining room with a built-in hutch, a large living room, and an inviting eat-in kitchen. The upper unit mirrors the first floor and includes a walk-up attic and an enclosed porch on the second floor.
The property is located in East Arlington near restaurants and shops, the Minuteman Bike Path, Capitol Theater, and public transportation including Alewife T Station. Additional nearby points of reference noted include Thorndike Field, a Dog Park, Magnolia Playground, and the East Arlington Business District.
Outside, the home provides off-street parking and a two-car garage, supporting convenient daily use.
The property is located in East Arlington near restaurants and shops, the Minuteman Bike Path, Capitol Theater, and public transportation including Alewife T Station. Additional nearby points of reference noted include Thorndike Field, a Dog Park, Magnolia Playground, and the East Arlington Business District.
Outside, the home provides off-street parking and a two-car garage, supporting convenient daily use.
Key Highlights
- Two‑family home built in 1930 in East Arlington
- Each unit features generous living and dining rooms, eat‑in kitchen, spacious bedrooms, and a full bath
- Hardwood floors throughout most of the home
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
$49,769
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
4.16%
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%
$995,380
$995.4K
Cap Rate 7%
$710,986
$711.0K
Cap Rate 9%
$552,989
$553.0K
Market Conditions
NOI Build-Up for 2,352 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
$74.8K $31.80/SF
− Vacancy
−$3.7K −$1.57/SF
EGI
$71.1K $30.23/SF
− OpEx
−$21.3K −$9.07/SF
NOI
$49.8K $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%
$995,380
Cap Rate 7%
$710,986
Cap Rate 9%
$552,989
Alternative Uses
Best Use
Multifamily LT 5
$711.0K
$622.1K – $829.5K
NOI $49,769 @ 7.0% cap · market cap 4.16%
Second Best
Apartment 5plus
$668.5K
$585.0K – $780.0K
NOI $46,797 @ 7.0% cap · market cap 3.92%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,466 @ 7.0% cap · market cap 8.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
971
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 - Well-maintained two-family residence with separate units, hardwood floors, off-street parking, and a two-car garage.
Where is this duplex located?
The property is located at 18-20 Parker St Arlington, MA.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Two‑family home built in 1930 in East Arlington; Each unit features generous living and dining rooms, eat‑in kitchen, spacious bedrooms, and a full bath; Hardwood floors throughout most of the home
