Side-by-Side Duplex with Finished
New
For Sale
$899,900
5 Glen St, Framingham, MA 01702
Two residences provide private entrances, multilevel layouts, and additional finished lower-level space.
Property Size3,256 SF
Days on Market5
Property Features for 5 Glen St
General Information
Standard status
Active
Size
3,256 SF
Total Parking Spaces
7
Property subtype
Multifamily
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,807
Amenities
hardwood floors
recessed lighting
private entrance
off-street parking
yard
patio area
storage shed
landscaping
finished basement
Building Details
Building Size
3,256 SF
Year Built
1984
Buildings
1
Listing Agency:
Be Live in Realty
(772) 828-0474
Listed By:
Stephanie Martins
Source:
Classifiedrealtygroup
Added: Aug 21
Changed: Aug 24
Last Checked: Aug 25 at 4:07AM
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 Be Live in Realty
Investment Insights
Based on property information with market context.
Built in 1984, this two-family duplex is arranged side by side, with each residence offering three bedrooms, one and a half bathrooms, and multiple levels of living space. Finished basements expand the usable area for recreation, work, exercise, storage, or other household needs. Interior features include hardwood flooring, recessed lighting, natural light, separate living and dining areas, and individual kitchens. Each unit also has its own entrance, supporting a clear separation between the residences.
The property includes off-street parking, a yard, patio space, a storage shed, and landscaped outdoor areas. Its residential setting and two-unit configuration support several occupancy arrangements, including living in one residence while renting the other, housing extended family, or operating both units as a rental property.
The property includes off-street parking, a yard, patio space, a storage shed, and landscaped outdoor areas. Its residential setting and two-unit configuration support several occupancy arrangements, including living in one residence while renting the other, housing extended family, or operating both units as a rental property.
Key Highlights
- Side‑by‑side two‑family layout with 3 bedrooms and 1.5 bathrooms per unit
- Finished basement in each unit adds flexible lower‑level space
- Separate entrances provide independent access for both residences
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
$68,898
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
7.66%
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%
$1,377,960
$1.4M
Cap Rate 7%
$984,257
$984.3K
Cap Rate 9%
$765,533
$765.5K
Market Conditions
NOI Build-Up for 3,256 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
$103.5K $31.80/SF
− Vacancy
−$5.1K −$1.57/SF
EGI
$98.4K $30.23/SF
− OpEx
−$29.5K −$9.07/SF
NOI
$68.9K $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%
$1,377,960
Cap Rate 7%
$984,257
Cap Rate 9%
$765,533
Alternative Uses
Best Use
Multifamily LT 5
$984.3K
$861.2K – $1.15M
NOI $68,898 @ 7.0% cap · market cap 7.66%
Second Best
Apartment 5plus
$925.5K
$809.8K – $1.08M
NOI $64,783 @ 7.0% cap · market cap 7.20%
Theoretical Best
Office A
$1.93M
$1.69M – $2.25M
NOI $134,928 @ 7.0% cap · market cap 14.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
325
Businesses Nearby
Explore this area
Business Placement
Demographics for 01702, MA
39,515
Population
15,303
Households
2.6
Avg Household Size
35
Median Age
39%
College-Educated
83%
High-School Grad
8.2 sq mi
ZIP Area
4,819
Density / Sq Mi
$78,784
Median Household Income
$41,792
Median Earnings
$1,822
Median Rent
$563,600
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 residences provide private entrances, multilevel layouts, and additional finished lower-level space.
Where is this duplex located?
The property is located at 5 Glen St Framingham, MA.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Side‑by‑side two‑family layout with 3 bedrooms and 1.5 bathrooms per unit; Finished basement in each unit adds flexible lower‑level space; Separate entrances provide independent access for both residences
