Two-Unit Duplex with Walkout
For Sale
$879,000
52 Forest Park Rd, Woburn, MA 01801
Each residence has two bedrooms, an eat-in kitchen, laundry, and a spacious living room.
Property Size2,576 SF
Days on Market11
Property Features for 52 Forest Park Rd
General Information
Standard status
Active
Size
2,576 SF
Property subtype
2 Family - 2 Units Up/Down
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,715
Amenities
laundry
walk-out basement
Building Details
Building Size
2,576 SF
Year Built
1910
Buildings
1
Listing Agency:
Lawton Real Estate, Inc
Listed By:
Mary L. Lawton
(781) 933-0999
Source:
Jonathanradford
Added: Sep 23
Changed: Oct 2
Last Checked: Oct 1 at 7:48PM
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 Lawton Real Estate, Inc
Investment Insights
Based on property information with market context.
This two-family duplex contains two units arranged across the first and second floors, with 2,048 square feet of living area. Each unit offers two bedrooms, one bathroom, an eat-in kitchen, laundry, and a large living room with multiple windows. The first-floor apartment has an updated kitchen, bathroom, and laundry area. The property was built in 1910.
A walkout basement is available for workshop use and will be delivered empty. The property also includes substantial outdoor space and ample parking. Unit 2 has gas heat and hot water; a second meter has been brought to the house for Unit 1 if conversion is desired. Both units will be vacant at delivery.
A walkout basement is available for workshop use and will be delivered empty. The property also includes substantial outdoor space and ample parking. Unit 2 has gas heat and hot water; a second meter has been brought to the house for Unit 1 if conversion is desired. Both units will be vacant at delivery.
Key Highlights
- Two units, each with 2 bedrooms and 1 bathroom
- 2,048 square feet; built in 1910
- First‑floor unit has updated kitchen, bathroom, and laundry
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
$54,509
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
6.20%
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%
$1,090,180
$1.1M
Cap Rate 7%
$778,700
$778.7K
Cap Rate 9%
$605,656
$605.7K
Market Conditions
NOI Build-Up for 2,576 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
$81.9K $31.80/SF
− Vacancy
−$4.0K −$1.57/SF
EGI
$77.9K $30.23/SF
− OpEx
−$23.4K −$9.07/SF
NOI
$54.5K $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%
$1,090,180
Cap Rate 7%
$778,700
Cap Rate 9%
$605,656
Alternative Uses
Best Use
Multifamily LT 5
$778.7K
$681.4K – $908.5K
NOI $54,509 @ 7.0% cap · market cap 6.20%
Second Best
Apartment 5plus
$732.2K
$640.7K – $854.2K
NOI $51,254 @ 7.0% cap · market cap 5.83%
Theoretical Best
Office A
$1.52M
$1.33M – $1.78M
NOI $106,749 @ 7.0% cap · market cap 12.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
887
Businesses Nearby
Explore this area
Business Placement
Demographics for 01801, MA
40,891
Population
16,982
Households
2.4
Avg Household Size
41
Median Age
47%
College-Educated
94%
High-School Grad
12.7 sq mi
ZIP Area
3,220
Density / Sq Mi
$107,754
Median Household Income
$60,637
Median Earnings
$2,190
Median Rent
$641,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence has two bedrooms, an eat-in kitchen, laundry, and a spacious living room.
Where is this duplex located?
The property is located at 52 Forest Park Rd Woburn, MA.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1 bathroom; 2,048 square feet; built in 1910; First‑floor unit has updated kitchen, bathroom, and laundry
