Duplex with ADU
For Sale
$1,099,000
52-54 Loomis Ave, Watertown, MA 02472
Two-unit property with a private basement entrance, unfinished attic, and outdoor space beneath mature trees.
Property Size3,390 SF
Price / SF$324.19
Days on Market77
Property Features for 52-54 Loomis Ave
General Information
Standard status
Active
Size
3,390 SF
Property subtype
2 Family - 2 Units Up/Down
Amenities
two story balcony
Building Details
Year Built
1950
Listing Agency:
Marini Real Estate, LLC
(617) 319-4186
Listed By:
Joseph Marini
(617) 319-4186
Source:
Lockandkeyre
Added: Jun 16
Changed: Aug 30
Last Checked: Aug 31 at 3:56PM
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 Marini Real Estate, LLC
Investment Insights
Based on property information with market context.
The two-unit property at 52-54 Loomis Avenue was built in 1950 and offers 3,390 square feet of space. A two-story balcony overlooks mature trees, while the main entrance can be modified to create greater privacy and separation between occupants. Unit 2 includes an office that provides access to the unfinished attic.
The basement has seven-foot ceilings, a private side entrance, and features identified as favorable for potential conversion to a third unit or Accessory Dwelling Unit. The property is located in Watertown, Massachusetts, and its existing configuration includes several areas that can be adapted for additional living space or individualized use.
The basement has seven-foot ceilings, a private side entrance, and features identified as favorable for potential conversion to a third unit or Accessory Dwelling Unit. The property is located in Watertown, Massachusetts, and its existing configuration includes several areas that can be adapted for additional living space or individualized use.
Key Highlights
- 3,390‑square‑foot duplex built in 1950
- Basement with seven‑foot ceilings and private side entry
- Potential conversion of basement space to a third unit or Accessory Dwelling Unit
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
$71,734
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
6.53%
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%
$1,434,680
$1.4M
Cap Rate 7%
$1,024,771
$1.0M
Cap Rate 9%
$797,044
$797.0K
Market Conditions
NOI Build-Up for 3,390 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
$107.8K $31.80/SF
− Vacancy
−$5.3K −$1.57/SF
EGI
$102.5K $30.23/SF
− OpEx
−$30.7K −$9.07/SF
NOI
$71.7K $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%
$1,434,680
Cap Rate 7%
$1,024,771
Cap Rate 9%
$797,044
Alternative Uses
Best Use
Multifamily LT 5
$1.02M
$896.7K – $1.20M
NOI $71,734 @ 7.0% cap · market cap 6.53%
Second Best
Apartment 5plus
$963.6K
$843.1K – $1.12M
NOI $67,450 @ 7.0% cap · market cap 6.14%
Theoretical Best
Office A
$2.01M
$1.76M – $2.34M
NOI $140,481 @ 7.0% cap · market cap 12.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
737
Businesses Nearby
Explore this area
Business Placement
Demographics for 02472, MA
35,392
Population
17,069
Households
2.1
Avg Household Size
39
Median Age
67%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
8,848
Density / Sq Mi
$123,383
Median Household Income
$77,537
Median Earnings
$2,356
Median Rent
$737,600
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-unit property with a private basement entrance, unfinished attic, and outdoor space beneath mature trees.
Where is this duplex located?
The property is located at 52-54 Loomis Ave Watertown, MA.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: 3,390‑square‑foot duplex built in 1950; Basement with seven‑foot ceilings and private side entry; Potential conversion of basement space to a third unit or Accessory Dwelling Unit
