Two-Unit Residential Income
For Sale
$1,668,000
Pending
48-50 Amsden Street, Arlington, MA 02474
Two-family home with 5 bedrooms and 3 baths split across two units, including a newly renovated upper level.
Property Size2,869 SF
Days on Market122
Property Features for 48-50 Amsden Street
General Information
Standard status
Pending
Size
2,869 SF
Total Parking Spaces
9
Property subtype
Multi-family / 2 Family
Zoning
R2
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,485
Amenities
No
Wood, Tile
3.0
Electric Dryer Hookup, Washer Hookup
Full
3
3.00
Frame
Shingle
Level
Porch, Covered Patio/Deck
Porch, Covered
Building Details
Year Built
1916
Listing Agency:
Compass
Listed By:
Donahue + Greene
(617) 633-3440
Source:
Compass
Added: May 6
Changed: Sep 3
Last Checked: Aug 4 at 12:07PM
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 Compass
Investment Insights
Based on property information with market context.
This two-family residential income property offers two separate units within a single home, with 5 bedrooms and 3 baths total. The upper level has been newly renovated with modern updates, and both units include spacious living areas, thoughtfully designed kitchens, bedrooms, and updated bathrooms. Central air is provided on the upper level to support comfortable, year-round living. Outside, the property features a fenced yard and garage parking.
The address is 48-50 Amsden Street in Arlington, MA. The public remarks note proximity to Alewife T station, along with nearby shops, cafés, and parks.
Also listed as two separate condos, the property can be purchased individually. The remarks indicate offers are reviewed on Tuesday at 12pm.
The address is 48-50 Amsden Street in Arlington, MA. The public remarks note proximity to Alewife T station, along with nearby shops, cafés, and parks.
Also listed as two separate condos, the property can be purchased individually. The remarks indicate offers are reviewed on Tuesday at 12pm.
Key Highlights
- 2‑family home built in 1916 with 5 bedrooms and 3 baths split across two units
- Newly renovated upper level with modern updates and central air for year‑round comfort
- Each unit offers spacious living areas, designed kitchens, and updated bathrooms
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
$60,709
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
3.64%
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%
$1,214,180
$1.2M
Cap Rate 7%
$867,271
$867.3K
Cap Rate 9%
$674,544
$674.5K
Market Conditions
NOI Build-Up for 2,869 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
$91.2K $31.80/SF
− Vacancy
−$4.5K −$1.57/SF
EGI
$86.7K $30.23/SF
− OpEx
−$26.0K −$9.07/SF
NOI
$60.7K $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%
$1,214,180
Cap Rate 7%
$867,271
Cap Rate 9%
$674,544
Alternative Uses
Best Use
Multifamily LT 5
$867.3K
$758.9K – $1.01M
NOI $60,709 @ 7.0% cap · market cap 3.64%
Second Best
Apartment 5plus
$815.5K
$713.5K – $951.4K
NOI $57,083 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$1.70M
$1.49M – $1.98M
NOI $118,891 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,448
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 - Two-family home with 5 bedrooms and 3 baths split across two units, including a newly renovated upper level.
Where is this duplex located?
The property is located at 48-50 Amsden Street Arlington, MA.
What is the asking price?
The asking price for this property is $1,668,000.
What are key features of this property?
This property features: 2‑family home built in 1916 with 5 bedrooms and 3 baths split across two units; Newly renovated upper level with modern updates and central air for year‑round comfort; Each unit offers spacious living areas, designed kitchens, and updated bathrooms
