Two-Family Home on T-Zoned
New
For Sale
$999,000
25 Lyons Ct, Watertown, MA 02472
Separate lower-level apartment offers its own entrance and private driveway.
Property Size1,900 SF
Price / SF$525.79
Days on Market2
Property Features for 25 Lyons Ct
General Information
Standard status
Active
Size
1,900 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
T
Net Operating Income
$10,800
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,987
Building Details
Building Size
1,900 SF
Year Built
1951
Buildings
1
Listing Agency:
Realty Executives
Listed By:
Ari Koufos · License #9056955
(617) 799-8948
Source:
413realestate
Added: Sep 22
Last Checked: Sep 22 at 1:38PM
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 1,900-square-foot two-family property, built in 1951, includes a lower-level one-bedroom apartment with a separate entrance and private driveway. The main residence has three first-floor bedrooms, an eat-in kitchen, a spacious living room, and a full bath. A walk-up attic adds another bedroom and a half bath.
Set at the end of a dead-end street near the Newton line, the property occupies over 13,000 square feet of land and is zoned T. The site is near Watertown Square, the bike path, restaurants, shopping, cafes, and bus service to downtown, Central Square, and Harvard Square, with access to the Mass Turnpike. The property information identifies potential for two townhomes; developers should conduct their own due diligence.
Set at the end of a dead-end street near the Newton line, the property occupies over 13,000 square feet of land and is zoned T. The site is near Watertown Square, the bike path, restaurants, shopping, cafes, and bus service to downtown, Central Square, and Harvard Square, with access to the Mass Turnpike. The property information identifies potential for two townhomes; developers should conduct their own due diligence.
Key Highlights
- Two‑family property with 1,900 square feet of building area
- Over 13,000+ sq ft piece of land
- Lower‑level 1‑bedroom apartment with separate entrance and private driveway
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
$40,205
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
4.02%
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%
$804,100
$804.1K
Cap Rate 7%
$574,357
$574.4K
Cap Rate 9%
$446,722
$446.7K
Market Conditions
NOI Build-Up for 1,900 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
$60.4K $31.80/SF
− Vacancy
−$3.0K −$1.57/SF
EGI
$57.4K $30.23/SF
− OpEx
−$17.2K −$9.07/SF
NOI
$40.2K $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%
$804,100
Cap Rate 7%
$574,357
Cap Rate 9%
$446,722
Alternative Uses
Best Use
Multifamily LT 5
$574.4K
$502.6K – $670.1K
NOI $40,205 @ 7.0% cap · market cap 4.02%
Second Best
Apartment 5plus
$540.1K
$472.6K – $630.1K
NOI $37,804 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$1.12M
$984.2K – $1.31M
NOI $78,736 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,553
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate lower-level apartment offers its own entrance and private driveway.
Where is this duplex located?
The property is located at 25 Lyons Ct Watertown, MA.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Two‑family property with 1,900 square feet of building area; Over 13,000+ sq ft piece of land; Lower‑level 1‑bedroom apartment with separate entrance and private driveway
