Waterfront Two-Family
For Sale
$850,000
202 Commercial St, Weymouth, MA 02188
Two-level duplex units with in-unit washer and dryer, private water-view decks, and dedicated off-street parking for two cars each.
Property Size1,764 SF
Days on Market17
Property Features for 202 Commercial St
General Information
Standard status
Active
Size
1,764 SF
Total Parking Spaces
4
Property subtype
2 Family - 2 Units Side by Side
Taxes and HOA fees
Annual Taxes
$7,040
Amenities
private deck
in-unit washer/dryer
Building Details
Building Size
1,764 SF
Year Built
1950
Buildings
1
Tenancy
Multi
Listing Agency:
Compass
(617) 529-2030
Listed By:
John Heffernan · License #9535241
Source:
Hillarybirchgroup
Added: Jul 23
Changed: Aug 8
Last Checked: Jul 31 at 11:16AM
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 Compass
Investment Insights
Based on property information with market context.
This waterfront two-family duplex was built in 1950 and provides two spacious two-level units, each featuring two bedrooms and one full bathroom. Each first level includes a bright living room, an open-concept kitchen with a dining area, one bedroom, and a full bath. Upstairs, the oversized primary bedroom offers generous closet space and water views.
Both kitchens are equipped with a refrigerator, stove, and dishwasher, and provide ample cabinet and countertop space. Off each kitchen is a large private deck overlooking the water, creating an outdoor space for entertaining or relaxing. The updated bathrooms include full-size tubs and vanities, and each unit includes an in-unit washer and dryer.
The property also includes two dedicated off-street parking spaces for each unit. It is located within a short walk of the Weymouth Landing Commuter Rail station, with restaurants, coffee shops, parks, shopping, and entertainment within walking distance.
Both kitchens are equipped with a refrigerator, stove, and dishwasher, and provide ample cabinet and countertop space. Off each kitchen is a large private deck overlooking the water, creating an outdoor space for entertaining or relaxing. The updated bathrooms include full-size tubs and vanities, and each unit includes an in-unit washer and dryer.
The property also includes two dedicated off-street parking spaces for each unit. It is located within a short walk of the Weymouth Landing Commuter Rail station, with restaurants, coffee shops, parks, shopping, and entertainment within walking distance.
Key Highlights
- Waterfront two‑family duplex built in 1950
- Two‑level units with two bedrooms and one full bathroom each
- Private deck off each kitchen with water views
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
$31,599
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
3.72%
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%
$631,980
$632.0K
Cap Rate 7%
$451,414
$451.4K
Cap Rate 9%
$351,100
$351.1K
Market Conditions
NOI Build-Up for 1,764 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 $27.00/SF
− Vacancy
−$2.5K −$1.41/SF
EGI
$45.1K $25.59/SF
− OpEx
−$13.5K −$7.68/SF
NOI
$31.6K $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%
$631,980
Cap Rate 7%
$451,414
Cap Rate 9%
$351,100
Alternative Uses
Best Use
Multifamily LT 5
$451.4K
$395.0K – $526.7K
NOI $31,599 @ 7.0% cap · market cap 3.72%
Second Best
Apartment 5plus
$416.5K
$364.4K – $485.9K
NOI $29,155 @ 7.0% cap · market cap 3.43%
Theoretical Best
Office A
$1.04M
$913.8K – $1.22M
NOI $73,100 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
553
Businesses Nearby
Explore this area
Business Placement
Demographics for 02188, MA
15,133
Population
7,166
Households
2.1
Avg Household Size
42
Median Age
40%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
3,880
Density / Sq Mi
$102,236
Median Household Income
$64,110
Median Earnings
$1,859
Median Rent
$542,900
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-level duplex units with in-unit washer and dryer, private water-view decks, and dedicated off-street parking for two cars each.
Where is this duplex located?
The property is located at 202 Commercial St 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: Waterfront two‑family duplex built in 1950; Two‑level units with two bedrooms and one full bathroom each; Private deck off each kitchen with water views
