Side-by-Side Duplex
For Sale
$2,750,000
455-457 Summer Street, Arlington, MA 02474
Two multi-level residences offer private outdoor space, garage parking, and finished lower levels with wet bars and full bathrooms.
Property Size4,796 SF
Price / SF$573.39
Days on Market217
Property Features for 455-457 Summer Street
General Information
Standard status
Active
Size
4,796 SF
Total Parking Spaces
7
Property subtype
Multi-family / 2 Family - 2 Units Side by Side
Zoning
R1
Net Operating Income
$239,976
Taxes and HOA fees
Annual Taxes
$9,534
Amenities
City/Town Sewer, Public
Yes, Yes, 2.00, Paved Drive, Paved Drive
No
2
Yes
10.0
8
9.00
10
Frame, Cement Board
Shingle
Building Details
Year Built
2025
Listing Agency:
Penrose Realty
(617) 670-1171
Listed By:
Andrew Stuckey · License #9574356
(617) 670-1171
Source:
Compass
Added: Jan 25
Changed: Aug 29
Last Checked: Aug 29 at 7:11PM
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 Penrose Realty
Investment Insights
Based on property information with market context.
This duplex consists of two side-by-side townhomes built in 2025 and described as newly renovated. The residences feature open main-level living areas with kitchens, double ovens, islands, fireplaces, bedrooms, full bathrooms, and access to private rear decks. Upper levels add bedrooms, en-suite bathroom accommodations, walk-in closets, laundry storage, and additional finished space with a half bathroom. Finished lower levels include wet bars, full bathrooms, storage, and walkout access to a shared yard.
The property includes one garage parking space and two driveway spaces. It is located near Mass Ave in Arlington Heights and is zoned R1. The layout provides separation between the two residences while retaining shared outdoor space.
The property includes one garage parking space and two driveway spaces. It is located near Mass Ave in Arlington Heights and is zoned R1. The layout provides separation between the two residences while retaining shared outdoor space.
Key Highlights
- Two side‑by‑side townhomes built in 2025
- 4,796 property size
- Open main‑level layouts with kitchens, double ovens, islands, and fireplaces
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
$101,485
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
3.69%
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%
$2,029,700
$2.0M
Cap Rate 7%
$1,449,786
$1.4M
Cap Rate 9%
$1,127,611
$1.1M
Market Conditions
NOI Build-Up for 4,796 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
$152.5K $31.80/SF
− Vacancy
−$7.5K −$1.57/SF
EGI
$145.0K $30.23/SF
− OpEx
−$43.5K −$9.07/SF
NOI
$101.5K $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%
$2,029,700
Cap Rate 7%
$1,449,786
Cap Rate 9%
$1,127,611
Alternative Uses
Best Use
Multifamily LT 5
$1.45M
$1.27M – $1.69M
NOI $101,485 @ 7.0% cap · market cap 3.69%
Second Best
Apartment 5plus
$1.36M
$1.19M – $1.59M
NOI $95,424 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$2.84M
$2.48M – $3.31M
NOI $198,745 @ 7.0% cap · market cap 7.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,199
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two multi-level residences offer private outdoor space, garage parking, and finished lower levels with wet bars and full bathrooms.
Where is this duplex located?
The property is located at 455-457 Summer Street Arlington, MA.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: Two side‑by‑side townhomes built in 2025; 4,796 property size; Open main‑level layouts with kitchens, double ovens, islands, and fireplaces
