Four-Unit Duplex
For Sale
$2,578,000
84-90 Park Street, Medford, MA 02155
Two neighboring two-family buildings provide separate utilities, central air, parking, and private yard areas.
Property Size3,744 SF
Price / SF$688.57
Days on Market8
Property Features for 84-90 Park Street
General Information
Standard status
Active
Size
3,744 SF
Total Parking Spaces
8
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Parking per Unit
2
Amenities
central air
off-street parking
yard space
Building Details
Year Built
1982
Buildings
2
Listing Agency:
REMAX Andrew Realty Services
Listed By:
John Veneziano
(508) 867-2800
Source:
Miketoomeyrealestate
Added: Aug 4
Changed: Aug 11
Last Checked: Aug 11 at 10:01AM
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 REMAX Andrew Realty Services
Investment Insights
Based on property information with market context.
This offering combines two adjacent two-family properties on contiguous lots for a four-unit residential income asset. Built in 1982, the buildings contain 3,744 square feet and include four 4-room apartments, each arranged with a living room, kitchen, two bedrooms, and a full bathroom. One first-floor apartment has been recently remodeled. Separate utilities, central air, yard space, and approximately two off-street parking spaces per unit support practical property operations and resident convenience.
One of the properties occupies a corner lot. The address provides access to I-93, major roadways, public transportation, Wellington MBTA Station, Assembly Row, Medford Square, Haines Square, the Mystic River, shopping, dining, and everyday services. The two duplexes may also be sold separately as individual two-family properties.
One of the properties occupies a corner lot. The address provides access to I-93, major roadways, public transportation, Wellington MBTA Station, Assembly Row, Medford Square, Haines Square, the Mystic River, shopping, dining, and everyday services. The two duplexes may also be sold separately as individual two-family properties.
Key Highlights
- Four 4‑room units, each with a living room, kitchen, two bedrooms, and a full bath
- Two adjacent two‑family properties on contiguous lots
- 3,744 square feet built in 1982
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
$79,224
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
3.07%
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%
$1,584,480
$1.6M
Cap Rate 7%
$1,131,771
$1.1M
Cap Rate 9%
$880,267
$880.3K
Market Conditions
NOI Build-Up for 3,744 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
$119.1K $31.80/SF
− Vacancy
−$5.9K −$1.57/SF
EGI
$113.2K $30.23/SF
− OpEx
−$34.0K −$9.07/SF
NOI
$79.2K $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%
$1,584,480
Cap Rate 7%
$1,131,771
Cap Rate 9%
$880,267
Alternative Uses
Best Use
Multifamily LT 5
$1.13M
$990.3K – $1.32M
NOI $79,224 @ 7.0% cap · market cap 3.07%
Second Best
Apartment 5plus
$1.06M
$931.2K – $1.24M
NOI $74,493 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$2.22M
$1.94M – $2.59M
NOI $155,150 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,051
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 neighboring two-family buildings provide separate utilities, central air, parking, and private yard areas.
Where is this duplex located?
The property is located at 84-90 Park Street Medford, MA.
What is the asking price?
The asking price for this property is $2,578,000.
What are key features of this property?
This property features: Four 4‑room units, each with a living room, kitchen, two bedrooms, and a full bath; Two adjacent two‑family properties on contiguous lots; 3,744 square feet built in 1982
