Duplex with Detached Two-Car
For Sale
$1,150,000
60-62 Templeton Pkwy, Watertown, MA 02472
Two distinct residences offer flexibility for an owner occupant or investor.
Property Size2,578 SF
Price / SF$446.08
Days on Market70
Property Features for 60-62 Templeton Pkwy
General Information
Standard status
Active
Size
2,578 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Zoning
T
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$12,514
Building Details
Building Size
2,578 SF
Year Built
1927
Stories
3
Listing Agency:
Castlearch Property Advisors
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 24
Changed: Aug 31
Last Checked: Aug 31 at 12:41PM
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 Castlearch Property Advisors
Investment Insights
Based on property information with market context.
This 2,578-square-foot duplex, built in 1927, contains two separate residences. The first-floor unit includes two bedrooms, a full bath, kitchen, dining room, living room, and sunroom, with original woodwork and hardwood floors beneath the carpeting. The two-level owner’s unit adds three bedrooms, a full bath, kitchen, dining room, living room, sunroom, and a dedicated office.
A detached 2-car garage and plentiful off-street parking support the property. The roof and boiler are less than 10 years old. Located near Cambridge, public transportation, shopping, and dining, the property is approximately 1 mile from Arsenal Yards. Zoning is T.
A detached 2-car garage and plentiful off-street parking support the property. The roof and boiler are less than 10 years old. Located near Cambridge, public transportation, shopping, and dining, the property is approximately 1 mile from Arsenal Yards. Zoning is T.
Key Highlights
- 2,578‑square‑foot duplex built in 1927
- First‑floor unit includes 2 bedrooms, 1 full bath, sunroom, dining room, and kitchen
- Two‑level owner’s unit offers 3 bedrooms, office, sunroom, and separate living areas
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
$54,551
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
4.74%
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%
$1,091,020
$1.1M
Cap Rate 7%
$779,300
$779.3K
Cap Rate 9%
$606,122
$606.1K
Market Conditions
NOI Build-Up for 2,578 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
$82.0K $31.80/SF
− Vacancy
−$4.0K −$1.57/SF
EGI
$77.9K $30.23/SF
− OpEx
−$23.4K −$9.07/SF
NOI
$54.6K $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%
$1,091,020
Cap Rate 7%
$779,300
Cap Rate 9%
$606,122
Alternative Uses
Best Use
Multifamily LT 5
$779.3K
$681.9K – $909.2K
NOI $54,551 @ 7.0% cap · market cap 4.74%
Second Best
Apartment 5plus
$732.8K
$641.2K – $854.9K
NOI $51,293 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$1.53M
$1.34M – $1.78M
NOI $106,832 @ 7.0% cap · market cap 9.29%
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
1,137
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 distinct residences offer flexibility for an owner occupant or investor.
Where is this duplex located?
The property is located at 60-62 Templeton Pkwy Watertown, MA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 2,578‑square‑foot duplex built in 1927; First‑floor unit includes 2 bedrooms, 1 full bath, sunroom, dining room, and kitchen; Two‑level owner’s unit offers 3 bedrooms, office, sunroom, and separate living areas
