Duplex with Separate Rental
New
For Sale
$1,099,000
7 Hearn, Watertown, MA 02472
The property combines a three-bedroom, two-bath residence with a separate first-floor two-bedroom rental unit.
Property Size2,300 SF
Price / SF$477.83
Days on Market6
Property Features for 7 Hearn
General Information
Standard status
Active
Size
2,300 SF
Property subtype
Multi-family
Building Details
Year Built
1920
Listing Agency:
Block Realty
Listed By:
AD Advisors Team
(617) 396-3100
Source:
Longwoodresidential
Added: Aug 15
Changed: Aug 20
Last Checked: Aug 20 at 6:33AM
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 Block Realty
Investment Insights
Based on property information with market context.
Located at 7 Hearn in Watertown, this 2,300-square-foot duplex was built in 1920 and includes two distinct residential components. The primary residence offers three bedrooms and two bathrooms, while a separate first-floor unit provides two bedrooms.
The property is near Mt. Auburn Street and the Watertown-Cambridge Greenway, with access to Storrow Drive, Memorial Drive, and the Charles River. MIT, Harvard, and Cambridge amenities are also identified in the surrounding area.
The property is near Mt. Auburn Street and the Watertown-Cambridge Greenway, with access to Storrow Drive, Memorial Drive, and the Charles River. MIT, Harvard, and Cambridge amenities are also identified in the surrounding area.
Key Highlights
- 2,300‑square‑foot duplex at 7 Hearn, Watertown, MA 02472
- Primary residence includes 3 bedrooms and 2 bathrooms
- Separate first‑floor rental unit with 2 bedrooms
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
$48,669
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
4.43%
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%
$973,380
$973.4K
Cap Rate 7%
$695,271
$695.3K
Cap Rate 9%
$540,767
$540.8K
Market Conditions
NOI Build-Up for 2,300 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
$73.1K $31.80/SF
− Vacancy
−$3.6K −$1.57/SF
EGI
$69.5K $30.23/SF
− OpEx
−$20.9K −$9.07/SF
NOI
$48.7K $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%
$973,380
Cap Rate 7%
$695,271
Cap Rate 9%
$540,767
Alternative Uses
Best Use
Multifamily LT 5
$695.3K
$608.4K – $811.2K
NOI $48,669 @ 7.0% cap · market cap 4.43%
Second Best
Apartment 5plus
$653.7K
$572.0K – $762.7K
NOI $45,762 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,311 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,164
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 - The property combines a three-bedroom, two-bath residence with a separate first-floor two-bedroom rental unit.
Where is this duplex located?
The property is located at 7 Hearn Watertown, MA.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: 2,300‑square‑foot duplex at 7 Hearn, Watertown, MA 02472; Primary residence includes 3 bedrooms and 2 bathrooms; Separate first‑floor rental unit with 2 bedrooms
