Two-Family with In-Unit
For Sale
$900,000
34 Orchard Street, Medford, MA 02155
Spacious two-family residence with dedicated in-unit laundry for each unit and off-street parking.
Property Size2,807 SF
Price / SF$320.63
Days on Market111
Property Features for 34 Orchard Street
General Information
Standard status
Active
Size
2,807 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Zoning
RES
Additional Details
Multifamily Units
2
Amenities
in-unit laundry
off-street parking
Forced Air, Natural Gas, Individual, Unit Control
Washer Hookup
Wood, Plywood, Tile, Vinyl, Carpet
Range, Dishwasher, Disposal, Refrigerator, Washer, Trash Compactor
Ceiling Fan(s), Pantry, Storage, Floored Attic, Walk-Up Attic, Heated Attic, Living Room, Kitchen, Laundry Room, Dining Room
Fenced
No
Shingle
Public Transportation, Shopping, Laundromat, Highway Access, House of Worship, T-Station, University, Sidewalks
for Gas Range, for Electric Range, Washer Hookup
4
Building Details
Building Size
2,807 SF
Year Built
1890
Stories
3
Tenancy
Multi
Listing Agency:
Legacy Realty Advisors LLC
Listed By:
Jonathan Mathews
(216) 973-3072
Source:
Reishomesearch
Added: May 18
Changed: Sep 4
Last Checked: May 23 at 4:01AM
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 Legacy Realty Advisors LLC
Investment Insights
Based on property information with market context.
This spacious two-family home at 34 Orchard Street, Medford, MA offers dedicated in-unit laundry for each unit. The property also includes off-street parking and additional bonus room space within the current layout.
The home is under one mile from Tufts University, supporting steady demand for rental housing. Access to local dining, parks, and commuting options to Boston is described as convenient in the current listing.
An open house is scheduled for Saturday, May 23 from 2:00 PM to 3:30 PM, Sunday, May 24 from 3:00 PM to 4:30 PM, and Tuesday, May 26 from 5:30 PM to 6:30 PM. Please contact the listing broker for details and to arrange a showing outside scheduled times.
The home is under one mile from Tufts University, supporting steady demand for rental housing. Access to local dining, parks, and commuting options to Boston is described as convenient in the current listing.
An open house is scheduled for Saturday, May 23 from 2:00 PM to 3:30 PM, Sunday, May 24 from 3:00 PM to 4:30 PM, and Tuesday, May 26 from 5:30 PM to 6:30 PM. Please contact the listing broker for details and to arrange a showing outside scheduled times.
Key Highlights
- Built in 1890, this spacious 2‑family offers strong flexibility for owner‑occupants or investors.
- Each unit includes dedicated in‑unit laundry.
- Off‑street parking is available on the property.
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
$59,397
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
6.60%
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%
$1,187,940
$1.2M
Cap Rate 7%
$848,529
$848.5K
Cap Rate 9%
$659,967
$660.0K
Market Conditions
NOI Build-Up for 2,807 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
$89.3K $31.80/SF
− Vacancy
−$4.4K −$1.57/SF
EGI
$84.9K $30.23/SF
− OpEx
−$25.5K −$9.07/SF
NOI
$59.4K $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%
$1,187,940
Cap Rate 7%
$848,529
Cap Rate 9%
$659,967
Alternative Uses
Best Use
Multifamily LT 5
$848.5K
$742.5K – $990.0K
NOI $59,397 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$797.9K
$698.1K – $930.8K
NOI $55,850 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$1.66M
$1.45M – $1.94M
NOI $116,321 @ 7.0% cap · market cap 12.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,159
Businesses Nearby
Explore this area
Business Placement
Demographics for 02155, MA
61,483
Population
25,893
Households
2.4
Avg Household Size
36
Median Age
58%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
7,498
Density / Sq Mi
$118,403
Median Household Income
$60,825
Median Earnings
$2,483
Median Rent
$715,500
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 - Spacious two-family residence with dedicated in-unit laundry for each unit and off-street parking.
Where is this duplex located?
The property is located at 34 Orchard Street Medford, MA.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Built in 1890, this spacious 2‑family offers strong flexibility for owner‑occupants or investors.; Each unit includes dedicated in‑unit laundry.; Off‑street parking is available on the property.
