Two-Family Duplex with Hardwood
New
For Sale
$899,000
25-27 Bromfield St, Watertown, MA 02472
Watertown duplex with separate driveways, private storage, laundry hookups, and outdoor space for each residence.
Property Size2,030 SF
Days on Market7
Property Features for 25-27 Bromfield St
General Information
Standard status
Active
Size
2,030 SF
Total Parking Spaces
3
Property subtype
Multifamily
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,712
Amenities
3-season enclosed porch
private lower-level storage
laundry hook-ups
backyard outdoor space
Building Details
Building Size
2,030 SF
Year Built
1945
Buildings
1
Listing Agency:
Realty Executives
Listed By:
Ari Koufos · License #9056955
(617) 799-8948
Source:
Classifiedrealtygroup
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 15 at 5:22AM
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 Realty Executives
Investment Insights
Based on property information with market context.
This two-family duplex, built in 1945, includes two residences with matching two-bedroom, one-bath layouts. Unit 25 offers five rooms, a living room, formal dining room, kitchen, and a three-season enclosed porch, along with lower-level storage and laundry hookups. Unit 27 includes a living room, formal dining area, kitchen, finished family room, half bath, and its own lower-level storage and laundry area.
Both units feature hardwood floors, replacement windows, and separate driveways. The property also includes a backyard outdoor area and two new oil tanks. Unit 25 has two bedrooms and one bath on the second floor, while Unit 27 has the same second-floor bedroom and bath configuration.
Both units feature hardwood floors, replacement windows, and separate driveways. The property also includes a backyard outdoor area and two new oil tanks. Unit 25 has two bedrooms and one bath on the second floor, while Unit 27 has the same second-floor bedroom and bath configuration.
Key Highlights
- Two‑family duplex built in 1945
- Each unit includes 2 bedrooms and 1 bath
- Unit 25 has 5 rooms and a 3‑season enclosed porch
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
$42,956
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
4.78%
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%
$859,120
$859.1K
Cap Rate 7%
$613,657
$613.7K
Cap Rate 9%
$477,289
$477.3K
Market Conditions
NOI Build-Up for 2,030 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
$64.6K $31.80/SF
− Vacancy
−$3.2K −$1.57/SF
EGI
$61.4K $30.23/SF
− OpEx
−$18.4K −$9.07/SF
NOI
$43.0K $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%
$859,120
Cap Rate 7%
$613,657
Cap Rate 9%
$477,289
Alternative Uses
Best Use
Multifamily LT 5
$613.7K
$537.0K – $715.9K
NOI $42,956 @ 7.0% cap · market cap 4.78%
Second Best
Apartment 5plus
$577.0K
$504.9K – $673.2K
NOI $40,390 @ 7.0% cap · market cap 4.49%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,123 @ 7.0% cap · market cap 9.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
745
Businesses Nearby
Explore this area
Business Placement
Demographics for 02472, MA
35,392
Population
17,069
Households
2.1
Avg Household Size
39
Median Age
67%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
8,848
Density / Sq Mi
$123,383
Median Household Income
$77,537
Median Earnings
$2,356
Median Rent
$737,600
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 - Watertown duplex with separate driveways, private storage, laundry hookups, and outdoor space for each residence.
Where is this duplex located?
The property is located at 25-27 Bromfield St Watertown, MA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two‑family duplex built in 1945; Each unit includes 2 bedrooms and 1 bath; Unit 25 has 5 rooms and a 3‑season enclosed porch
