Two-Family Duplex with
For Sale
$2,679,000
45 Grafton Street, Arlington, MA 02474
Gut-renovated residences feature designer kitchens, private laundry, open layouts, and flexible living spaces.
Property Size4,973 SF
Price / SF$538.71
Days on Market11
Property Features for 45 Grafton Street
General Information
Standard status
Active
Size
4,973 SF
Total Parking Spaces
8
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$9,999
Building Details
Year Built
2026
Tenancy
Multi
Listing Agency:
Yuan's Team Realty
(413) 333-7776
Listed By:
Yuan Li
Source:
Ma-cthomes
Added: Jul 30
Changed: Aug 8
Last Checked: Aug 8 at 2:37AM
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 Yuan's Team Realty
Investment Insights
Based on property information with market context.
Built in 2026, this two-family duplex includes two residences totaling 4,973 square feet. Unit 1 offers 3 bedrooms, 3 full bathrooms, an office/flex room, and over 2,400 square feet. Unit 2 includes 4 bedrooms, 3 full bathrooms, soaring ceilings, a primary suite, and a top-floor bonus space. Both residences feature open-concept layouts, designer kitchens with quartz countertops and premium stainless steel appliances, spa-inspired bathrooms, wide-plank hardwood floors, custom millwork, private laundry, and front and rear balconies.
The property is located at 45 Grafton Street in Arlington, near Arlington Center, Capitol Square, Alewife, Spy Pond, the Minuteman Bike Path, restaurants, parks, and Cambridge. Condominium documents, certified site plans, and completed and paid condo conversion work are included for a future conversion. The layout also supports owner-occupancy or multigenerational living.
The property is located at 45 Grafton Street in Arlington, near Arlington Center, Capitol Square, Alewife, Spy Pond, the Minuteman Bike Path, restaurants, parks, and Cambridge. Condominium documents, certified site plans, and completed and paid condo conversion work are included for a future conversion. The layout also supports owner-occupancy or multigenerational living.
Key Highlights
- Two‑family duplex with 2 residences totaling 4,973 square feet
- Unit 1: 3 bedrooms, 3 full bathrooms, office/flex room, and over 2,400 square feet
- Unit 2: 4 bedrooms, 3 full bathrooms, soaring ceilings, primary suite, and top‑floor bonus space
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
$105,230
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
3.93%
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%
$2,104,600
$2.1M
Cap Rate 7%
$1,503,286
$1.5M
Cap Rate 9%
$1,169,222
$1.2M
Market Conditions
NOI Build-Up for 4,973 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
$158.1K $31.80/SF
− Vacancy
−$7.8K −$1.57/SF
EGI
$150.3K $30.23/SF
− OpEx
−$45.1K −$9.07/SF
NOI
$105.2K $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%
$2,104,600
Cap Rate 7%
$1,503,286
Cap Rate 9%
$1,169,222
Alternative Uses
Best Use
Multifamily LT 5
$1.50M
$1.32M – $1.75M
NOI $105,230 @ 7.0% cap · market cap 3.93%
Second Best
Apartment 5plus
$1.41M
$1.24M – $1.65M
NOI $98,946 @ 7.0% cap · market cap 3.69%
Theoretical Best
Office A
$2.94M
$2.58M – $3.43M
NOI $206,080 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,339
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
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 - Gut-renovated residences feature designer kitchens, private laundry, open layouts, and flexible living spaces.
Where is this duplex located?
The property is located at 45 Grafton Street Arlington, MA.
What is the asking price?
The asking price for this property is $2,679,000.
What are key features of this property?
This property features: Two‑family duplex with 2 residences totaling 4,973 square feet; Unit 1: 3 bedrooms, 3 full bathrooms, office/flex room, and over 2,400 square feet; Unit 2: 4 bedrooms, 3 full bathrooms, soaring ceilings, primary suite, and top‑floor bonus space
