2-Family Home with Screened
For Sale
$1,620,000
53-55 Park Ave Extension, Arlington, MA 02474
Duplex with flexible layouts, multiple porches, and outdoor space on an almost quarter-acre lot.
Property Size2,845 SF
Price / SF$569.42
Days on Market111
Property Features for 53-55 Park Ave Extension
General Information
Standard status
Active
Size
2,845 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Zoning
R2
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
front porch
screened porch
covered porch
walk-in pantry
Building Details
Building Size
2,845 SF
Year Built
1951
Stories
3
Listing Agency:
Leading Edge Real Estate
Listed By:
Judy Weinberg
Source:
Cjbarrett
Added: May 12
Changed: Aug 29
Last Checked: May 28 at 5:47AM
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 Leading Edge Real Estate
Investment Insights
Based on property information with market context.
Built in 1951, this 2,845-square-foot duplex contains two distinct residential units with flexible layouts. The first-floor residence provides single-level living with 5 rooms, including 2 bedrooms, a living room, dining room, kitchen, and walk-in pantry. The upper residence occupies two levels and includes 8 rooms, 5 bedrooms, and 2 full baths.
Outdoor features include a front porch serving the second floor, an oversized screened rear porch with a vaulted ceiling, and a large covered porch at the back of the first floor. The property occupies an almost quarter-acre lot with space for outdoor activities or gardening. It is located near Mass Ave, public transportation, shopping, restaurants, and parks.
Outdoor features include a front porch serving the second floor, an oversized screened rear porch with a vaulted ceiling, and a large covered porch at the back of the first floor. The property occupies an almost quarter-acre lot with space for outdoor activities or gardening. It is located near Mass Ave, public transportation, shopping, restaurants, and parks.
Key Highlights
- 2,845‑square‑foot duplex built in 1951
- First‑floor unit offers 5 rooms and 2 bedrooms
- Upper unit spans two levels with 8 rooms, 5 bedrooms, and 2 full baths
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
$60,201
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
3.72%
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%
$1,204,020
$1.2M
Cap Rate 7%
$860,014
$860.0K
Cap Rate 9%
$668,900
$668.9K
Market Conditions
NOI Build-Up for 2,845 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
$90.5K $31.80/SF
− Vacancy
−$4.5K −$1.57/SF
EGI
$86.0K $30.23/SF
− OpEx
−$25.8K −$9.07/SF
NOI
$60.2K $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%
$1,204,020
Cap Rate 7%
$860,014
Cap Rate 9%
$668,900
Alternative Uses
Best Use
Multifamily LT 5
$860.0K
$752.5K – $1.00M
NOI $60,201 @ 7.0% cap · market cap 3.72%
Second Best
Apartment 5plus
$808.7K
$707.6K – $943.4K
NOI $56,606 @ 7.0% cap · market cap 3.49%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,896 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
767
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 - Duplex with flexible layouts, multiple porches, and outdoor space on an almost quarter-acre lot.
Where is this duplex located?
The property is located at 53-55 Park Ave Extension Arlington, MA.
What is the asking price?
The asking price for this property is $1,620,000.
What are key features of this property?
This property features: 2,845‑square‑foot duplex built in 1951; First‑floor unit offers 5 rooms and 2 bedrooms; Upper unit spans two levels with 8 rooms, 5 bedrooms, and 2 full baths
