Renovated Two-Unit
For Sale
$1,149,000
84 86 Wentworth Street, Malden, MA 02148
Flexible residential property with updated interiors, one leased unit, and a second unit ready for occupancy or rental.
Property Size3,182 SF
Days on Market58
Property Features for 84 86 Wentworth Street
General Information
Standard status
Active
Size
3,182 SF
Total Parking Spaces
3
Property subtype
Multifamily
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 4BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,806
Building Details
Building Size
3,182 SF
Year Built
1920
Listing Agency:
WINN Real Estate & Consulting
Listed By:
Weidong Li · License #9572343
(617) 306-0648
Source:
Classifiedrealtygroup
Added: Jul 13
Changed: Sep 7
Last Checked: Sep 7 at 5:41AM
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 WINN Real Estate & Consulting
Investment Insights
Based on property information with market context.
This 2,322-square-foot duplex, built in 1920, contains two distinct residential units. The first offers two bedrooms and one full bath, with hardwood flooring throughout and tile in the kitchen and bathroom. The second includes four bedrooms and two full baths. Both units have updated kitchens, hardwood floors, and renovations completed in recent years. The second unit, occupying the second and third floors, is currently leased and was de-leaded last year. The first unit has been recently renovated and is ready for rental or owner occupancy.
The property has an 85 WalkScore and is located 0.6 miles from the Orange Line T Station, with commuter rail, schools, shopping centers, and Route 93 nearby.
The property has an 85 WalkScore and is located 0.6 miles from the Orange Line T Station, with commuter rail, schools, shopping centers, and Route 93 nearby.
Key Highlights
- Two‑unit duplex with 2,322 SF; built in 1920
- First unit: 2 bedrooms, 1 full bath, hardwood floors, and tile in the kitchen and bathroom
- Second unit: 4 bedrooms and 2 full baths across the 2nd and 3rd floors
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
$67,332
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
5.86%
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%
$1,346,640
$1.3M
Cap Rate 7%
$961,886
$961.9K
Cap Rate 9%
$748,133
$748.1K
Market Conditions
NOI Build-Up for 3,182 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
$101.2K $31.80/SF
− Vacancy
−$5.0K −$1.57/SF
EGI
$96.2K $30.23/SF
− OpEx
−$28.9K −$9.07/SF
NOI
$67.3K $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%
$1,346,640
Cap Rate 7%
$961,886
Cap Rate 9%
$748,133
Alternative Uses
Best Use
Multifamily LT 5
$961.9K
$841.7K – $1.12M
NOI $67,332 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$904.4K
$791.4K – $1.06M
NOI $63,311 @ 7.0% cap · market cap 5.51%
Theoretical Best
Office A
$1.88M
$1.65M – $2.20M
NOI $131,861 @ 7.0% cap · market cap 11.48%
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
1,339
Businesses Nearby
Explore this area
Business Placement
Demographics for 02148, MA
66,274
Population
28,043
Households
2.4
Avg Household Size
36
Median Age
45%
College-Educated
87%
High-School Grad
5.0 sq mi
ZIP Area
13,255
Density / Sq Mi
$95,298
Median Household Income
$56,077
Median Earnings
$2,066
Median Rent
$607,500
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 - Flexible residential property with updated interiors, one leased unit, and a second unit ready for occupancy or rental.
Where is this duplex located?
The property is located at 84 86 Wentworth Street Malden, MA.
What is the asking price?
The asking price for this property is $1,149,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,322 SF; built in 1920; First unit: 2 bedrooms, 1 full bath, hardwood floors, and tile in the kitchen and bathroom; Second unit: 4 bedrooms and 2 full baths across the 2nd and 3rd floors
