Two-Family Home with
New
For Sale
$2,995,000
76 Orchard, Cambridge, MA 02140
Maintained two-family property with an expansive yard and rental income from either unit.
Property Size3,441 SF
Lot Size0.12 Acres
Price / SF$685.98
Days on Market5
Property Features for 76 Orchard
General Information
Standard status
Active
Size
3,441 SF
Lot size
0.12 Acres
Property subtype
Multi Family
Additional Details
Asking Price
$2,995,000
Road Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,712
Building Details
Building Size
3,441 SF
Year Built
1903
Buildings
1
Listing Agency:
Compass
Listed By:
Lance Greene · License #9508335
(617) 599-6274
Source:
Allisonmazer
Added: Sep 9
Changed: Sep 11
Last Checked: Sep 12 at 7:04AM
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 Compass
Investment Insights
Based on property information with market context.
This two-family residence at 76 Orchard in Cambridge occupies a 5,100 SF lot and includes an expansive yard. Built in 1903, the property offers two separate units within an established residential structure.
The home is positioned between Davis Square and Porter Square, providing access to both Cambridge destinations. Its existing two-family configuration supports continued residential use, with rental income available from either unit, while the generous lot adds meaningful outdoor space for an owner occupant.
The home is positioned between Davis Square and Porter Square, providing access to both Cambridge destinations. Its existing two-family configuration supports continued residential use, with rental income available from either unit, while the generous lot adds meaningful outdoor space for an owner occupant.
Key Highlights
- 5,100 SF lot at 76 Orchard, Cambridge
- Two‑family residential configuration
- Built in 1903
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
$109,517
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
3.66%
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%
$2,190,340
$2.2M
Cap Rate 7%
$1,564,529
$1.6M
Cap Rate 9%
$1,216,856
$1.2M
Market Conditions
NOI Build-Up for 4,366 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
$165.0K $37.80/SF
− Vacancy
−$8.6K −$1.97/SF
EGI
$156.5K $35.83/SF
− OpEx
−$46.9K −$10.75/SF
NOI
$109.5K $25.08/SF
Area
Cambridge, MA
Vacancy
5.20%
Lease Rate
$37.80 /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%
$2,190,340
Cap Rate 7%
$1,564,529
Cap Rate 9%
$1,216,856
Alternative Uses
Best Use
Multifamily LT 5
$1.56M
$1.37M – $1.83M
NOI $109,517 @ 7.0% cap · market cap 3.66%
Second Best
Apartment 5plus
$1.46M
$1.28M – $1.71M
NOI $102,353 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$3.37M
$2.95M – $3.93M
NOI $235,618 @ 7.0% cap · market cap 7.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,003
Businesses Nearby
Explore this area
Business Placement
Demographics for 02140, MA
21,447
Population
11,117
Households
1.9
Avg Household Size
35
Median Age
79%
College-Educated
95%
High-School Grad
1.2 sq mi
ZIP Area
17,873
Density / Sq Mi
$136,382
Median Household Income
$77,506
Median Earnings
$2,581
Median Rent
$1,070,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Maintained two-family property with an expansive yard and rental income from either unit.
Where is this duplex located?
The property is located at 76 Orchard Cambridge, MA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: 5,100 SF lot at 76 Orchard, Cambridge; Two‑family residential configuration; Built in 1903
