Two-Unit Duplex with Enclosed
New
For Sale
$1,195,000
35-37 Amherst St, Arlington, MA 02474
Two separate residences feature hardwood floors, private laundry, and access to a fenced yard with patio space.
Property Size2,339 SF
Price / SF$510.90
Days on Market6
Property Features for 35-37 Amherst St
General Information
Standard status
Active
Size
2,339 SF
Property subtype
2 Family - 2 Units Up/Down
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 1BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Amenities
hardwood floors
in-unit laundry
enclosed porch
fenced yard
patio area
covered porch
Building Details
Building Size
2,339 SF
Year Built
1924
Listing Agency:
Keller Williams Realty Boston Northwest
(617) 497-8900
Listed By:
proActive RE Team
(617) 914-0009
Source:
Iverty
Added: Sep 9
Changed: Sep 13
Last Checked: Sep 14 at 8:25AM
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 Keller Williams Realty Boston Northwest
Investment Insights
Based on property information with market context.
Built in 1924, this 2,339-square-foot duplex contains two distinct residences. The first-floor unit offers 1 bedroom and 1 bathroom, along with hardwood flooring, a living and dining area, kitchen, and in-unit laundry. The second-floor unit includes 3 bedrooms and 1 bathroom, plus hardwood floors, an eat-in kitchen, private laundry, and an enclosed porch facing the backyard. Original woodwork and built-in features remain throughout the property.
Exterior amenities include a fenced yard, patio area, and covered porch. The property is located at 35-37 Amherst St in Arlington, just over 1/2 mile from Spy Pond Park and less than a mile from Arlington Center and the Medford Commuter Rail. Access to I-93 and Route 2 is also nearby.
Exterior amenities include a fenced yard, patio area, and covered porch. The property is located at 35-37 Amherst St in Arlington, just over 1/2 mile from Spy Pond Park and less than a mile from Arlington Center and the Medford Commuter Rail. Access to I-93 and Route 2 is also nearby.
Key Highlights
- 2,339‑square‑foot duplex built in 1924
- Two units: 1 bed/1 bath on the first floor and 3 bed/1 bath upstairs
- Both residences include in‑unit laundry and hardwood flooring
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
$49,494
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
4.14%
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%
$989,880
$989.9K
Cap Rate 7%
$707,057
$707.1K
Cap Rate 9%
$549,933
$549.9K
Market Conditions
NOI Build-Up for 2,339 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
$74.4K $31.80/SF
− Vacancy
−$3.7K −$1.57/SF
EGI
$70.7K $30.23/SF
− OpEx
−$21.2K −$9.07/SF
NOI
$49.5K $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%
$989,880
Cap Rate 7%
$707,057
Cap Rate 9%
$549,933
Alternative Uses
Best Use
Multifamily LT 5
$707.1K
$618.7K – $824.9K
NOI $49,494 @ 7.0% cap · market cap 4.14%
Second Best
Apartment 5plus
$664.8K
$581.7K – $775.6K
NOI $46,538 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$1.38M
$1.21M – $1.62M
NOI $96,928 @ 7.0% cap · market cap 8.11%
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
Location Intelligence
Trade Area within ½ mile
1,295
Businesses Nearby
Explore this area
Business Placement
Demographics for 02474, MA
28,551
Population
12,541
Households
2.3
Avg Household Size
40
Median Age
74%
College-Educated
98%
High-School Grad
3.1 sq mi
ZIP Area
9,210
Density / Sq Mi
$139,199
Median Household Income
$80,498
Median Earnings
$2,157
Median Rent
$887,000
Median Home Value
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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 - Two separate residences feature hardwood floors, private laundry, and access to a fenced yard with patio space.
Where is this duplex located?
The property is located at 35-37 Amherst St Arlington, MA.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: 2,339‑square‑foot duplex built in 1924; Two units: 1 bed/1 bath on the first floor and 3 bed/1 bath upstairs; Both residences include in‑unit laundry and hardwood flooring
