Two-Family Corner
For Sale
$1,049,000
562 Main St, Medford, MA 02155
Well-maintained two-family home on a prominent corner lot with close access to Tufts University and major regional destinations.
Property Size2,679 SF
Days on Market65
Property Features for 562 Main St
General Information
Standard status
Active
Size
2,679 SF
Property subtype
Multi Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,812
Building Details
Building Size
2,679 SF
Year Built
1910
Listing Agency:
Longwood Residential, LLC
(857) 249-5131
Listed By:
Derek Young
Source:
Madelyngarciarealestate
Added: Jun 17
Changed: Aug 19
Last Checked: Aug 19 at 3:03PM
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 Longwood Residential, LLC
Investment Insights
Based on property information with market context.
This well-maintained two-family home is situated on a prominent corner lot in Medford’s Tufts neighborhood. The property is designed to provide spacious living with a flexible setup that can work as an investment asset or as an owner-occupied residence.
The location offers convenient access to Tufts University and the Medford/Tufts Green Line station, as well as I-93, Assembly Row, and downtown Boston.
Offered for sale, this versatile duplex-style residence combines a strong live/work configuration with easy connectivity for day-to-day access.
The location offers convenient access to Tufts University and the Medford/Tufts Green Line station, as well as I-93, Assembly Row, and downtown Boston.
Offered for sale, this versatile duplex-style residence combines a strong live/work configuration with easy connectivity for day-to-day access.
Key Highlights
- Well‑maintained two‑family home built in 1910
- Located on a prominent corner lot
- Convenient access to Tufts University
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
$56,689
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
5.40%
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%
$1,133,780
$1.1M
Cap Rate 7%
$809,843
$809.8K
Cap Rate 9%
$629,878
$629.9K
Market Conditions
NOI Build-Up for 2,679 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
$85.2K $31.80/SF
− Vacancy
−$4.2K −$1.57/SF
EGI
$81.0K $30.23/SF
− OpEx
−$24.3K −$9.07/SF
NOI
$56.7K $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%
$1,133,780
Cap Rate 7%
$809,843
Cap Rate 9%
$629,878
Alternative Uses
Best Use
Multifamily LT 5
$809.8K
$708.6K – $944.8K
NOI $56,689 @ 7.0% cap · market cap 5.40%
Second Best
Apartment 5plus
$761.5K
$666.3K – $888.4K
NOI $53,303 @ 7.0% cap · market cap 5.08%
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $111,017 @ 7.0% cap · market cap 10.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,349
Businesses Nearby
Explore this area
Business Placement
Demographics for 02155, MA
61,483
Population
25,893
Households
2.4
Avg Household Size
36
Median Age
58%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
7,498
Density / Sq Mi
$118,403
Median Household Income
$60,825
Median Earnings
$2,483
Median Rent
$715,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained two-family home on a prominent corner lot with close access to Tufts University and major regional destinations.
Where is this duplex located?
The property is located at 562 Main St Medford, MA.
What is the asking price?
The asking price for this property is $1,049,000.
What are key features of this property?
This property features: Well‑maintained two‑family home built in 1910; Located on a prominent corner lot; Convenient access to Tufts University
