Watertown Two-Family Home with
For Sale
$969,900
Pending
7-9 Sparkill St, Watertown, MA 02472
Well-maintained two-family home in Watertown with updated kitchens.
Property Size1,872 SF
Days on Market116
Property Features for 7-9 Sparkill St
General Information
Standard status
Pending
Size
1,872 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Zoning
Unkown
Amenities
Wall Unit(s)
Baseboard, Natural Gas
Electric Dryer Hookup, Washer Hookup
Tile, Vinyl, Carpet, Hardwood, Wood, Stone/Ceramic Tile
Range, Disposal, ENERGY STAR Qualified Refrigerator, ENERGY STAR Qualified Dryer, ENERGY STAR Qualified Dishwasher, ENERGY STAR Qualified Washer
Wood Burning
2
Laundry Room, Mudroom, Lead Certification Available, Bathroom With Tub & Shower, Internet Available - Fiber-Optic, Ceiling Fan(s), Living Room, Kitchen
No
Shingle
Rain Gutters
Public Transportation, Shopping, Tennis Court(s), Park, Walk/Jog Trails, Golf, Laundromat, Conservation Area, Highway Access, House of Worship, Private School, Public School, T-Station, University, Sidewalks
for Electric Range, for Electric Dryer, Washer Hookup
4
Building Details
Building Size
1,872 SF
Year Built
1950
Stories
2
Listing Agency:
Keller Williams Realty
(781) 424-6286
Listed By:
Wilson Group
Source:
Reishomesearch
Added: Apr 27
Changed: Aug 8
Last Checked: Jul 7 at 11:25PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This well-maintained, brick two-family property is located in the desirable West End of Watertown, Massachusetts, near the Belmont and Waltham lines. The property features four parking spaces and offers convenient access to Boston and Cambridge via Routes 16, 20, and 60, as well as I-95 and MA-90. MBTA bus lines and the Waverley Commuter Rail are also nearby. The location is close to Moody Street, Watertown Square, and Arsenal Yards. Each sun-filled unit includes hardwood floors, mantled fireplaces, picture windows, and well-proportioned rooms. The kitchens have been updated with newer cabinets, stainless steel appliances, dishwashers, and disposals. Classic tiled tub and shower baths are present. Built-in air conditioning is included. A laundry room provides separate washers and dryers for each unit. All utilities are separate, except for water. Updates include Burnham boilers, hot water heaters, and replacement windows. The large basement offers ample storage and expansion potential. The level backyard is suitable for grilling, relaxing, and gardening. The property, with a size of 1872 square feet, is ideal for owner-occupants and multigenerational living. There is potential for condo or single-family conversion.
Key Highlights
- Two‑family de‑leaded property in Watertown's West End, convenient to Boston & Cambridge.
- Updated kitchens feature newer cabinets, stainless steel appliances, and dishwashers.
- Four parking spaces, a rare find in this area.
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
$39,612
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
4.08%
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%
$792,240
$792.2K
Cap Rate 7%
$565,886
$565.9K
Cap Rate 9%
$440,133
$440.1K
Market Conditions
NOI Build-Up for 1,872 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
$59.5K $31.80/SF
− Vacancy
−$2.9K −$1.57/SF
EGI
$56.6K $30.23/SF
− OpEx
−$17.0K −$9.07/SF
NOI
$39.6K $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%
$792,240
Cap Rate 7%
$565,886
Cap Rate 9%
$440,133
Alternative Uses
Best Use
Multifamily LT 5
$565.9K
$495.2K – $660.2K
NOI $39,612 @ 7.0% cap · market cap 4.08%
Second Best
Apartment 5plus
$532.1K
$465.6K – $620.8K
NOI $37,246 @ 7.0% cap · market cap 3.84%
Theoretical Best
Office A
$1.11M
$969.7K – $1.29M
NOI $77,575 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
983
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 - Well-maintained two-family home in Watertown with updated kitchens.
Where is this duplex located?
The property is located at 7-9 Sparkill St Watertown, MA.
What is the asking price?
The asking price for this property is $969,900.
What are key features of this property?
This property features: Two‑family de‑leaded property in Watertown's West End, convenient to Boston & Cambridge.; Updated kitchens feature newer cabinets, stainless steel appliances, and dishwashers.; Four parking spaces, a rare find in this area.
