Duplex with Enclosed
For Sale
$989,000
7 Pembroke Street, Medford, MA 02155
Two separate living areas offer flexible residential income or owner-occupant use near transit and major commuter routes.
Property Size2,323 SF
Price / SF$425.74
Days on Market13
Property Features for 7 Pembroke Street
General Information
Standard status
Active
Size
2,323 SF
Total Parking Spaces
3
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Building Details
Year Built
1910
Listing Agency:
U3 Realty,LLC
Listed By:
Sharon Tang
(413) 584-2900
Source:
Mapleandmainrealty
Added: Aug 22
Changed: Sep 3
Last Checked: Sep 2 at 8:28PM
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 U3 Realty,LLC
Investment Insights
Based on property information with market context.
This 2,323-square-foot duplex, built in 1910, contains two distinct residences. The first-floor unit includes a living room, dining room with bay window and window seat, bedroom with stained-glass detail, eat-in kitchen, pantry, laundry, decorative fireplace, and full bath. The upper residence occupies two levels and provides a living room, family room, dining room with bay window, den, eat-in kitchen, full bath, and three upstairs bedrooms.
The property includes a private enclosed yard with mature landscaping and three-car parking. Public transportation is located across the street, while Medford Square, Assembly Row, Route 93, Routes 28 and 60, local schools, the Medford Boat Club, shopping, and dining are nearby.
The property includes a private enclosed yard with mature landscaping and three-car parking. Public transportation is located across the street, while Medford Square, Assembly Row, Route 93, Routes 28 and 60, local schools, the Medford Boat Club, shopping, and dining are nearby.
Key Highlights
- 2,323‑square‑foot duplex built in 1910
- First‑floor unit includes one bedroom, eat‑in kitchen, pantry, laundry, and full bath
- Upper residence spans two levels with three bedrooms on the upper floor
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
$49,156
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
4.97%
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%
$983,120
$983.1K
Cap Rate 7%
$702,229
$702.2K
Cap Rate 9%
$546,178
$546.2K
Market Conditions
NOI Build-Up for 2,323 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
$73.9K $31.80/SF
− Vacancy
−$3.6K −$1.57/SF
EGI
$70.2K $30.23/SF
− OpEx
−$21.1K −$9.07/SF
NOI
$49.2K $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%
$983,120
Cap Rate 7%
$702,229
Cap Rate 9%
$546,178
Alternative Uses
Best Use
Multifamily LT 5
$702.2K
$614.5K – $819.3K
NOI $49,156 @ 7.0% cap · market cap 4.97%
Second Best
Apartment 5plus
$660.3K
$577.8K – $770.3K
NOI $46,220 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$1.38M
$1.20M – $1.60M
NOI $96,265 @ 7.0% cap · market cap 9.73%
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
1,232
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate living areas offer flexible residential income or owner-occupant use near transit and major commuter routes.
Where is this duplex located?
The property is located at 7 Pembroke Street Medford, MA.
What is the asking price?
The asking price for this property is $989,000.
What are key features of this property?
This property features: 2,323‑square‑foot duplex built in 1910; First‑floor unit includes one bedroom, eat‑in kitchen, pantry, laundry, and full bath; Upper residence spans two levels with three bedrooms on the upper floor
