Duplex on Large Corner
For Sale
$819,900
51 Farwell Street, Waltham, MA 02453
Two residential units feature three-bedroom layouts, separate systems, and off-street parking.
Property Size2,352 SF
Price / SF$348.60
Days on Market147
Property Features for 51 Farwell Street
General Information
Standard status
Active
Size
2,352 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
1
Property Condition
Severity
Repairs Needed
Evidence
does require some tender loving care
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
attic storage
off-street parking
Baseboard, Oil, Natural Gas
Tile, Carpet, Hardwood
Range
Living Room, Kitchen, Laundry Room
No
Shingle
Public Transportation, Shopping, Park
for Gas Range
6
Building Details
Year Built
1860
Stories
2
Listing Agency:
Coldwell Banker Realty - Waltham
Listed By:
Hans Brings RESULTS
Source:
Reishomesearch
Added: Apr 6
Changed: Aug 29
Last Checked: Apr 22 at 11:01AM
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 Coldwell Banker Realty - Waltham
Investment Insights
Based on property information with market context.
This duplex contains two residential units, each arranged with a full cabinet kitchen, spacious living room, three bedrooms, and a tile bathroom. Separate systems serve the units, while attic storage adds functional space. The 2,352-square-foot property was built in 1860 and has a 2021 roof. The condition calls for renovation, providing a basis for updates by an investor, contractor, or owner-occupant.
Set on a large corner lot in Waltham, the property is near shopping, restaurants, and public transportation. Off-street parking is also included. The site may support renovation, redevelopment, or new construction, subject to buyer due diligence. Existing layouts may also accommodate rental income, condo conversion, or owner occupancy, as evaluated by the buyer.
Set on a large corner lot in Waltham, the property is near shopping, restaurants, and public transportation. Off-street parking is also included. The site may support renovation, redevelopment, or new construction, subject to buyer due diligence. Existing layouts may also accommodate rental income, condo conversion, or owner occupancy, as evaluated by the buyer.
Key Highlights
- 2,352‑square‑foot duplex with two residential units
- Each unit includes 3 bedrooms, a full cabinet kitchen, living room, and tile bathroom
- Separate systems serve the two units
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
$49,769
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
6.07%
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%
$995,380
$995.4K
Cap Rate 7%
$710,986
$711.0K
Cap Rate 9%
$552,989
$553.0K
Market Conditions
NOI Build-Up for 2,352 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
$74.8K $31.80/SF
− Vacancy
−$3.7K −$1.57/SF
EGI
$71.1K $30.23/SF
− OpEx
−$21.3K −$9.07/SF
NOI
$49.8K $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%
$995,380
Cap Rate 7%
$710,986
Cap Rate 9%
$552,989
Alternative Uses
Best Use
Multifamily LT 5
$711.0K
$622.1K – $829.5K
NOI $49,769 @ 7.0% cap · market cap 6.07%
Second Best
Apartment 5plus
$668.5K
$585.0K – $780.0K
NOI $46,797 @ 7.0% cap · market cap 5.71%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,466 @ 7.0% cap · market cap 11.89%
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
704
Businesses Nearby
Explore this area
Business Placement
Demographics for 02453, MA
31,854
Population
13,163
Households
2.4
Avg Household Size
34
Median Age
59%
College-Educated
92%
High-School Grad
3.6 sq mi
ZIP Area
8,848
Density / Sq Mi
$114,029
Median Household Income
$58,036
Median Earnings
$2,063
Median Rent
$666,300
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 residential units feature three-bedroom layouts, separate systems, and off-street parking.
Where is this duplex located?
The property is located at 51 Farwell Street Waltham, MA.
What is the asking price?
The asking price for this property is $819,900.
What are key features of this property?
This property features: 2,352‑square‑foot duplex with two residential units; Each unit includes 3 bedrooms, a full cabinet kitchen, living room, and tile bathroom; Separate systems serve the two units
