Two-Family Colonial in
For Sale
$1,139,000
Pending
79-81 Assabet Ave., Concord, MA 01742
Rare two-family colonial in historical Concord, Massachusetts.
Property Size3,112 SF
Lot Size0.53 Acres
Days on Market266
Property Features for 79-81 Assabet Ave.
General Information
Standard status
Pending
Size
3,112 SF
Lot size
0.53 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$12,374
Building Details
Building Size
3,112 SF
Year Built
1888
Stories
6
Units
2
Listing Agency:
BHHS - Commonwealth Real Estate | Shrewsbury
(978) 273-4869
Listed By:
Jim Holbrook · License #453010186
(978) 273-4869
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 15
Last Checked: Aug 20 at 7:49AM
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 BHHS - Commonwealth Real Estate | Shrewsbury
Investment Insights
Based on property information with market context.
This two-family colonial property is located in the historical town of Concord, Massachusetts. Each unit features three bedrooms, a kitchen, a dining room, and a living room. Unit one includes a third-floor finished space suitable for a family room or large office. The property includes an oversized private backyard. The location provides access to Routes 2 and 2A, two commuter rail stops, and both town centers. The property is near shopping, dining, and historical sites in Concord center. Concord is known for its highly rated schools. This property presents an opportunity for buyers and investors looking for residential income.
Key Highlights
- Two‑family colonial in historical Concord, offering potential rental income or multi‑generational living.
- Each unit features three bedrooms, kitchen, dining room, and living room.
- Convenient access to Rte. 2 and 2A, and two commuter rail stops.
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
$65,851
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
5.78%
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%
$1,317,020
$1.3M
Cap Rate 7%
$940,729
$940.7K
Cap Rate 9%
$731,678
$731.7K
Market Conditions
NOI Build-Up for 3,112 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
$99.0K $31.80/SF
− Vacancy
−$4.9K −$1.57/SF
EGI
$94.1K $30.23/SF
− OpEx
−$28.2K −$9.07/SF
NOI
$65.9K $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%
$1,317,020
Cap Rate 7%
$940,729
Cap Rate 9%
$731,678
Alternative Uses
Best Use
Multifamily LT 5
$940.7K
$823.1K – $1.10M
NOI $65,851 @ 7.0% cap · market cap 5.78%
Second Best
Apartment 5plus
$884.5K
$774.0K – $1.03M
NOI $61,918 @ 7.0% cap · market cap 5.44%
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $128,960 @ 7.0% cap · market cap 11.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
716
Businesses Nearby
Explore this area
Business Placement
Demographics for 01742, MA
18,545
Population
6,659
Households
2.8
Avg Household Size
47
Median Age
79%
College-Educated
96%
High-School Grad
24.1 sq mi
ZIP Area
770
Density / Sq Mi
$211,435
Median Household Income
$112,975
Median Earnings
$2,471
Median Rent
$1,139,200
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 - Rare two-family colonial in historical Concord, Massachusetts.
Where is this duplex located?
The property is located at 79-81 Assabet Ave. Concord, MA.
What is the asking price?
The asking price for this property is $1,139,000.
What are key features of this property?
This property features: Two‑family colonial in historical Concord, offering potential rental income or multi‑generational living.; Each unit features three bedrooms, kitchen, dining room, and living room.; Convenient access to Rte. 2 and 2A, and two commuter rail stops.
