Duplex with On-Site
New
For Sale
$1,150,000
42 Howard St, Cambridge, MA 02139
The two-unit layout pairs a three-bedroom apartment across the upper floors with a one-bedroom unit below.
Property Size1,834 SF
Price / SF$627.04
Days on Market3
Property Features for 42 Howard St
General Information
Standard status
Active
Size
1,834 SF
Property subtype
Multi Family
Property Condition
Severity
Repairs Needed
Evidence
bring it back to life
Units
Unit Mix
1 x 3BR, 1 x 1BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
laundry hookups
high ceilings
kitchen islands
large backyard
Building Details
Building Size
1,834 SF
Year Built
1894
Listing Agency:
Leading Edge Real Estate
(617) 484-1900
Listed By:
Fayth Cregg
(617) 803-0923
Source:
Iverty
Added: Sep 30
Changed: Oct 1
Last Checked: Oct 1 at 10:01AM
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 Leading Edge Real Estate
Investment Insights
Based on property information with market context.
At 42 Howard St, this 1,834-square-foot duplex contains two apartments: a three-bedroom unit spanning the second and third floors and a one-bedroom apartment on the lower level. Both units have laundry hookups, and the property includes parking and a backyard. The building dates to 1894; interior features include high ceilings and kitchens with islands.
The property is less than half a mile from Central Square T station and Charles River parks. Harvard University, Harvard Business School, MIT, and Boston University are also identified among the nearby institutions. Grocery options mentioned nearby include Whole Foods and Trader Joe’s.
The property is less than half a mile from Central Square T station and Charles River parks. Harvard University, Harvard Business School, MIT, and Boston University are also identified among the nearby institutions. Grocery options mentioned nearby include Whole Foods and Trader Joe’s.
Key Highlights
- 1,834‑square‑foot duplex with a three‑bedroom upper unit and one‑bedroom lower unit
- Parking and a large backyard
- Laundry hookups in each apartment
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
$46,004
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
4.00%
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%
$920,080
$920.1K
Cap Rate 7%
$657,200
$657.2K
Cap Rate 9%
$511,156
$511.2K
Market Conditions
NOI Build-Up for 1,834 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
$69.3K $37.80/SF
− Vacancy
−$3.6K −$1.97/SF
EGI
$65.7K $35.83/SF
− OpEx
−$19.7K −$10.75/SF
NOI
$46.0K $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%
$920,080
Cap Rate 7%
$657,200
Cap Rate 9%
$511,156
Alternative Uses
Best Use
Multifamily LT 5
$657.2K
$575.1K – $766.7K
NOI $46,004 @ 7.0% cap · market cap 4.00%
Second Best
Apartment 5plus
$614.2K
$537.4K – $716.6K
NOI $42,995 @ 7.0% cap · market cap 3.74%
Theoretical Best
Office A
$1.41M
$1.24M – $1.65M
NOI $98,975 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,508
Businesses Nearby
Explore this area
Business Placement
Demographics for 02139, MA
39,525
Population
16,930
Households
2.3
Avg Household Size
30
Median Age
78%
College-Educated
94%
High-School Grad
1.6 sq mi
ZIP Area
24,703
Density / Sq Mi
$124,648
Median Household Income
$61,025
Median Earnings
$2,613
Median Rent
$1,066,200
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 - The two-unit layout pairs a three-bedroom apartment across the upper floors with a one-bedroom unit below.
Where is this duplex located?
The property is located at 42 Howard St Cambridge, MA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 1,834‑square‑foot duplex with a three‑bedroom upper unit and one‑bedroom lower unit; Parking and a large backyard; Laundry hookups in each apartment
