Updated Two-Family Duplex with Private
For Sale
$1,300,000
Pending
3 Foch Street, Cambridge, MA 02140
Two residential units feature updated climate systems, outdoor space, basement storage, and off-street parking.
Property Size2,024 SF
Days on Market141
Property Features for 3 Foch Street
General Information
Standard status
Pending
Size
2,024 SF
Total Parking Spaces
2
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Amenities
yard
perennial gardens
planting beds
fruit trees
storage shed
private decks
spacious basement
2
Building Details
Year Built
1892
Listing Agency:
Compass
(781) 789-5767
Listed By:
Patti Brainard · License #135609
(781) 789-5767
Source:
Compass
Added: Apr 13
Changed: Aug 31
Last Checked: Aug 31 at 1:49AM
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.
Built in 1892, this 2,024-square-foot duplex includes a 2023 front addition that expanded living areas on both floors. Each unit has a cold-climate heat pump with ducted A/C, while electrical improvements and Drutex tilt-and-turn windows serve both units in part. Fresh interior touch-up painting adds to the property's maintained condition.
The outdoor features include a generous yard with perennial gardens, planting beds, fruit trees, a storage shed, and a private deck for each unit. A spacious basement and two off-street parking spaces provide additional utility. The property is located at 3 Foch Street in Cambridge, near Alewife, Davis, and Porter Square, with access to the T, highways, shopping, and dining.
The layout supports continued two-family use, owner occupancy with rental income, extended-family living, or possible conversion to a single-family residence, as stated in the property information.
The outdoor features include a generous yard with perennial gardens, planting beds, fruit trees, a storage shed, and a private deck for each unit. A spacious basement and two off-street parking spaces provide additional utility. The property is located at 3 Foch Street in Cambridge, near Alewife, Davis, and Porter Square, with access to the T, highways, shopping, and dining.
The layout supports continued two-family use, owner occupancy with rental income, extended-family living, or possible conversion to a single-family residence, as stated in the property information.
Key Highlights
- 2,024 SF duplex with two residential units
- 2023 front addition expanded living areas on the 1st and 2nd levels
- Cold‑climate heat pump and ducted A/C systems for each unit
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
$50,770
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
3.91%
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%
$1,015,400
$1.0M
Cap Rate 7%
$725,286
$725.3K
Cap Rate 9%
$564,111
$564.1K
Market Conditions
NOI Build-Up for 2,024 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
$76.5K $37.80/SF
− Vacancy
−$4.0K −$1.97/SF
EGI
$72.5K $35.83/SF
− OpEx
−$21.8K −$10.75/SF
NOI
$50.8K $25.08/SF
Area
Cambridge, MA
Vacancy
5.20%
Lease Rate
$37.80 /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%
$1,015,400
Cap Rate 7%
$725,286
Cap Rate 9%
$564,111
Alternative Uses
Best Use
Multifamily LT 5
$725.3K
$634.6K – $846.2K
NOI $50,770 @ 7.0% cap · market cap 3.91%
Second Best
Apartment 5plus
$677.8K
$593.1K – $790.8K
NOI $47,449 @ 7.0% cap · market cap 3.65%
Theoretical Best
Office A
$1.56M
$1.37M – $1.82M
NOI $109,228 @ 7.0% cap · market cap 8.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,262
Businesses Nearby
Explore this area
Business Placement
Demographics for 02140, MA
21,447
Population
11,117
Households
1.9
Avg Household Size
35
Median Age
79%
College-Educated
95%
High-School Grad
1.2 sq mi
ZIP Area
17,873
Density / Sq Mi
$136,382
Median Household Income
$77,506
Median Earnings
$2,581
Median Rent
$1,070,200
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 residential units feature updated climate systems, outdoor space, basement storage, and off-street parking.
Where is this duplex located?
The property is located at 3 Foch Street Cambridge, MA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 2,024 SF duplex with two residential units; 2023 front addition expanded living areas on the 1st and 2nd levels; Cold‑climate heat pump and ducted A/C systems for each unit
