Corner-Lot
For Sale
$1,078,000
Pending
78 Marshall Street, Medford, MA 02155
Two-family property with a detached garage and basement, positioned near Tufts University and neighborhood retail and dining.
Property Size2,788 SF
Days on Market36
Property Features for 78 Marshall Street
General Information
Standard status
Pending
Size
2,788 SF
Total Parking Spaces
5
Property subtype
Multi Family Home
Zoning
xxx
Units
Unit Mix
1 x 1BR, 1 x 4BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$9,114
Amenities
full basement
detached garage
Building Details
Building Size
2,788 SF
Year Built
1900
Stories
3
Units
2
Listing Agency:
Maria Fabiano Realty
(617) 794-4257
Listed By:
Maria Fabiano · License #448510790
(617) 794-4257
Source:
Alliancepartnersre
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 12 at 10:15AM
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 Maria Fabiano Realty
Investment Insights
Based on property information with market context.
Built in 1900, this 2,788-square-foot duplex is configured as two residential units on a corner lot. The first unit includes five rooms and one bedroom. The second offers four bedrooms along with a living room, dining room, kitchen, and pantry. A full basement with approximately 7-foot ceilings and a detached garage add usable supporting space. The property requires a complete transformation, providing an existing structure for renovation planning.
The setting places the property near Tufts University, the Green Line Extension, Whole Foods, local shops, and restaurants. Its Medford location combines access to established neighborhood amenities with a two-unit residential layout.
The setting places the property near Tufts University, the Green Line Extension, Whole Foods, local shops, and restaurants. Its Medford location combines access to established neighborhood amenities with a two-unit residential layout.
Key Highlights
- 2,788‑square‑foot duplex on a corner lot
- Unit 1 includes five rooms and 1 bedroom
- Unit 2 features 4 bedrooms, living room, dining room, kitchen, and pantry
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
$58,995
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
5.47%
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%
$1,179,900
$1.2M
Cap Rate 7%
$842,786
$842.8K
Cap Rate 9%
$655,500
$655.5K
Market Conditions
NOI Build-Up for 2,788 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
$88.7K $31.80/SF
− Vacancy
−$4.4K −$1.57/SF
EGI
$84.3K $30.23/SF
− OpEx
−$25.3K −$9.07/SF
NOI
$59.0K $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%
$1,179,900
Cap Rate 7%
$842,786
Cap Rate 9%
$655,500
Alternative Uses
Best Use
Multifamily LT 5
$842.8K
$737.4K – $983.3K
NOI $58,995 @ 7.0% cap · market cap 5.47%
Second Best
Apartment 5plus
$792.5K
$693.4K – $924.5K
NOI $55,472 @ 7.0% cap · market cap 5.15%
Theoretical Best
Office A
$1.65M
$1.44M – $1.93M
NOI $115,534 @ 7.0% cap · market cap 10.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
996
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-family property with a detached garage and basement, positioned near Tufts University and neighborhood retail and dining.
Where is this duplex located?
The property is located at 78 Marshall Street Medford, MA.
What is the asking price?
The asking price for this property is $1,078,000.
What are key features of this property?
This property features: 2,788‑square‑foot duplex on a corner lot; Unit 1 includes five rooms and 1 bedroom; Unit 2 features 4 bedrooms, living room, dining room, kitchen, and pantry
