Brick Duplex with Detached
New
For Sale
$1,025,000
67-69 York Ave, Watertown, MA 02472
Brick duplex with two mirrored units, screened porches, a detached garage, and separate basement sections.
Property Size1,750 SF
Lot Size0.13 Acres
Price / SF$585.71
Days on Market5
Property Features for 67-69 York Ave
General Information
Standard status
Active
Size
1,750 SF
Total Parking Spaces
6
Lot size
0.13 Acres
Property subtype
Residential Income
Zoning
T
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$11,093
Amenities
screened porch
Building Details
Building Size
1,750 SF
Year Built
1939
Buildings
1
Stories
3
Units
2
Construction
brick
Tenancy
Multi
Listing Agency:
Conway - West Roxbury
(617) 251-6393
Listed By:
Thomas O'connor · License #9016682
(617) 251-6393
Source:
Thefirmreg
Added: Aug 16
Changed: Aug 18
Last Checked: Aug 19 at 2:32PM
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 Conway - West Roxbury
Investment Insights
Based on property information with market context.
Built in 1939, this two-story brick duplex contains 1,750 SF of living area on a 5,500 SF lot. The layout includes two mirrored 2-bedroom, 1-bath units with 10 rooms total. Each apartment offers a living room, dining area, eat-in kitchen, screened porch, and two second-floor bedrooms. The full basement is divided into separate sections, with individual utility and mechanical areas and semi-finished rooms. A waterproofing system is installed, and a detached 2-car garage provides off-street parking. Both units have long-term tenants in place.
Property updates include a roof replacement in 2017, boiler replacements in 2019 and 2020, a dishwasher installed in December 2025, and a washing machine added in February 2026. The property is directly across from Lowell Elementary School and just under a mile from the Waverley Commuter Rail stop. MBTA bus lines, Coolidge Square, Waverley Square, Arsenal Yards, and the Charles River Greenway are also nearby.
Property updates include a roof replacement in 2017, boiler replacements in 2019 and 2020, a dishwasher installed in December 2025, and a washing machine added in February 2026. The property is directly across from Lowell Elementary School and just under a mile from the Waverley Commuter Rail stop. MBTA bus lines, Coolidge Square, Waverley Square, Arsenal Yards, and the Charles River Greenway are also nearby.
Key Highlights
- Two mirrored 2‑bedroom, 1‑bath units with 10 rooms total
- 1,750 SF of living area on a 5,500 SF lot
- Detached 2‑car garage and separate basement sections for each 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
$37,031
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
3.61%
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%
$740,620
$740.6K
Cap Rate 7%
$529,014
$529.0K
Cap Rate 9%
$411,456
$411.5K
Market Conditions
NOI Build-Up for 1,750 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
$55.7K $31.80/SF
− Vacancy
−$2.7K −$1.57/SF
EGI
$52.9K $30.23/SF
− OpEx
−$15.9K −$9.07/SF
NOI
$37.0K $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%
$740,620
Cap Rate 7%
$529,014
Cap Rate 9%
$411,456
Alternative Uses
Best Use
Multifamily LT 5
$529.0K
$462.9K – $617.2K
NOI $37,031 @ 7.0% cap · market cap 3.61%
Second Best
Apartment 5plus
$497.4K
$435.2K – $580.3K
NOI $34,819 @ 7.0% cap · market cap 3.40%
Theoretical Best
Office A
$1.04M
$906.5K – $1.21M
NOI $72,520 @ 7.0% cap · market cap 7.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
846
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 - Brick duplex with two mirrored units, screened porches, a detached garage, and separate basement sections.
Where is this duplex located?
The property is located at 67-69 York Ave Watertown, MA.
What is the asking price?
The asking price for this property is $1,025,000.
What are key features of this property?
This property features: Two mirrored 2‑bedroom, 1‑bath units with 10 rooms total; 1,750 SF of living area on a 5,500 SF lot; Detached 2‑car garage and separate basement sections for each unit
