Renovated Duplex With
For Sale
$850,000
20-22 Randall Avenue, Weymouth, MA 02189
Two three-bedroom residences with a fenced yard, detached garage, private deck, and separate laundry features.
Property Size2,928 SF
Lot Size0.75 Acres
Price / SF$290.30
Days on Market9
Property Features for 20-22 Randall Avenue
General Information
Standard status
Active
Size
2,928 SF
Total Parking Spaces
2
Lot size
0.75 Acres
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Amenities
fenced yard
fire pit
storage shed
paved driveway
solar panels
detached two-car garage
Building Details
Year Built
1868
Buildings
1
Listing Agency:
Ryan Realty Group LLC
Listed By:
Patrick Ryan
(603) 352-5533
Source:
Hgjohnsonrealestate
Added: Sep 15
Changed: Sep 21
Last Checked: Sep 22 at 5:15PM
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 Ryan Realty Group LLC
Investment Insights
Based on property information with market context.
This duplex contains 2,928 square feet across two three-bedroom residences. Both units include hardwood flooring, living and dining rooms, and updated baths with tiled showers. The renovated second-floor apartment adds a vaulted dining area, stainless steel appliances, LVP kitchen flooring, in-unit laundry, and a private deck; it will be delivered vacant at closing. The first-floor unit includes granite countertops, basement laundry, and a new gas furnace installed in 2026.
The property sits on 0.75 acres with a fenced yard, fire pit, storage shed, paved driveway, solar panels, and a detached two-car garage with automatic openers. Jackson Square shops and restaurants are nearby, East Weymouth commuter rail is approximately 0.7 miles away on foot, and Route 3 access is 2.7 miles by car via Main Street.
The property sits on 0.75 acres with a fenced yard, fire pit, storage shed, paved driveway, solar panels, and a detached two-car garage with automatic openers. Jackson Square shops and restaurants are nearby, East Weymouth commuter rail is approximately 0.7 miles away on foot, and Route 3 access is 2.7 miles by car via Main Street.
Key Highlights
- 2,928‑square‑foot duplex with two 3‑bedroom residences
- Renovated second‑floor unit delivered vacant at closing
- Detached 2‑car garage with automatic openers
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
$52,450
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
6.17%
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%
$1,049,000
$1.0M
Cap Rate 7%
$749,286
$749.3K
Cap Rate 9%
$582,778
$582.8K
Market Conditions
NOI Build-Up for 2,928 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
$79.1K $27.00/SF
− Vacancy
−$4.1K −$1.41/SF
EGI
$74.9K $25.59/SF
− OpEx
−$22.5K −$7.68/SF
NOI
$52.5K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$1,049,000
Cap Rate 7%
$749,286
Cap Rate 9%
$582,778
Alternative Uses
Best Use
Multifamily LT 5
$749.3K
$655.6K – $874.2K
NOI $52,450 @ 7.0% cap · market cap 6.17%
Second Best
Apartment 5plus
$691.3K
$604.9K – $806.6K
NOI $48,394 @ 7.0% cap · market cap 5.69%
Theoretical Best
Office A
$1.73M
$1.52M – $2.02M
NOI $121,336 @ 7.0% cap · market cap 14.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
420
Businesses Nearby
Explore this area
Business Placement
Demographics for 02189, MA
15,123
Population
6,689
Households
2.3
Avg Household Size
41
Median Age
41%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
3,781
Density / Sq Mi
$91,842
Median Household Income
$53,785
Median Earnings
$1,732
Median Rent
$463,300
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 three-bedroom residences with a fenced yard, detached garage, private deck, and separate laundry features.
Where is this duplex located?
The property is located at 20-22 Randall Avenue Weymouth, MA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 2,928‑square‑foot duplex with two 3‑bedroom residences; Renovated second‑floor unit delivered vacant at closing; Detached 2‑car garage with automatic openers
