Duplex With Private Parking
For Sale
$1,149,990
Pending
26-28 Desmond Ave, Watertown, MA 02472
Two separate 3-bedroom, 1-bath units with individual parking areas and a shared oversized backyard.
Property Size2,592 SF
Days on Market64
Property Features for 26-28 Desmond Ave
General Information
Standard status
Pending
Size
2,592 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Year Built
1960
Listing Agency:
RE/MAX On the Charles
(617) 733-3769
Listed By:
Timothy Roche
(617) 733-3769
Source:
Lockandkeyre
Added: Jun 10
Changed: Aug 11
Last Checked: Aug 12 at 5:57AM
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 RE/MAX On the Charles
Investment Insights
Based on property information with market context.
This well-maintained duplex offers two spacious 3-bedroom, 1-bath units designed to feel like separate townhomes. Each unit has its own distinct layout and its own private parking area, with no tandem parking required. One unit has been freshly painted and is ready for new touches, while the other features an updated kitchen and bath and is in excellent condition. The property also includes an oversized backyard that provides room for outdoor use, with potential for creating two more private yard spaces.
Set on a quiet circular street, the home is positioned just steps from Cunniff School. The setting supports a neighborhood feel while keeping the property’s two-unit configuration straightforward from an owner and tenant standpoint.
The layout suits an owner-occupant seeking rental income while maintaining separate space for day-to-day living. It also appeals to investors looking for a duplex with two self-contained units and dedicated parking. For buyers evaluating renovation or reconfiguration concepts, the existing two-townhome style setup and private yard space potential may be a practical starting point for further modernization.
Set on a quiet circular street, the home is positioned just steps from Cunniff School. The setting supports a neighborhood feel while keeping the property’s two-unit configuration straightforward from an owner and tenant standpoint.
The layout suits an owner-occupant seeking rental income while maintaining separate space for day-to-day living. It also appeals to investors looking for a duplex with two self-contained units and dedicated parking. For buyers evaluating renovation or reconfiguration concepts, the existing two-townhome style setup and private yard space potential may be a practical starting point for further modernization.
Key Highlights
- 1960‑built duplex with two separate 3‑bedroom, 1‑bath units
- Each unit has its own private parking area; no tandem parking required
- Oversized shared backyard with potential for two private yard spaces
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
$54,848
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
4.77%
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%
$1,096,960
$1.1M
Cap Rate 7%
$783,543
$783.5K
Cap Rate 9%
$609,422
$609.4K
Market Conditions
NOI Build-Up for 2,592 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
$82.4K $31.80/SF
− Vacancy
−$4.1K −$1.57/SF
EGI
$78.4K $30.23/SF
− OpEx
−$23.5K −$9.07/SF
NOI
$54.8K $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%
$1,096,960
Cap Rate 7%
$783,543
Cap Rate 9%
$609,422
Alternative Uses
Best Use
Multifamily LT 5
$783.5K
$685.6K – $914.1K
NOI $54,848 @ 7.0% cap · market cap 4.77%
Second Best
Apartment 5plus
$736.7K
$644.7K – $859.5K
NOI $51,572 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$1.53M
$1.34M – $1.79M
NOI $107,412 @ 7.0% cap · market cap 9.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
821
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 - Two separate 3-bedroom, 1-bath units with individual parking areas and a shared oversized backyard.
Where is this duplex located?
The property is located at 26-28 Desmond Ave Watertown, MA.
What is the asking price?
The asking price for this property is $1,149,990.
What are key features of this property?
This property features: 1960‑built duplex with two separate 3‑bedroom, 1‑bath units; Each unit has its own private parking area; no tandem parking required; Oversized shared backyard with potential for two private yard spaces
