Malden Two-Family with
For Sale
$850,000
85-87 Wolcott St, Malden, MA 02148
Two-family property in Malden with a rare two-car garage.
Property Size2,818 SF
Price / SF$301.63
Days on Market131
Property Features for 85-87 Wolcott St
General Information
Standard status
Active
Size
2,818 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
Unkown
Taxes and HOA fees
Annual Taxes
$9,578
Building Details
Building Size
2,818 SF
Year Built
1900
Stories
2
Listing Agency:
J.M.I. Investment Properties
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 28
Changed: Sep 4
Last Checked: Aug 8 at 3:55AM
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 J.M.I. Investment Properties
Investment Insights
Based on property information with market context.
This two-family property is located in the Forestdale neighborhood of Malden. Unit 85 features 3 bedrooms, while Unit 87 offers 2 bedrooms. Both units have hardwood floors throughout and a functional layout. A walk-up attic provides potential for end-users, multi-generational living, and investors. The property includes a two-car garage. The property is conveniently located minutes from Malden Center, Malden High School, Oak Grove, and the MBTA Orange Line, providing access to downtown Boston. The building offers an opportunity for value-add improvements and long-term equity growth. The property has a size of 2818 square feet.
Key Highlights
- Rare two‑family property with a two‑car garage.
- Located in the desirable Forestdale neighborhood, near Malden Center.
- Convenient access to the MBTA Orange Line for commuting to Boston.
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
$59,630
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
7.02%
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%
$1,192,600
$1.2M
Cap Rate 7%
$851,857
$851.9K
Cap Rate 9%
$662,556
$662.6K
Market Conditions
NOI Build-Up for 2,818 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
$89.6K $31.80/SF
− Vacancy
−$4.4K −$1.57/SF
EGI
$85.2K $30.23/SF
− OpEx
−$25.6K −$9.07/SF
NOI
$59.6K $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%
$1,192,600
Cap Rate 7%
$851,857
Cap Rate 9%
$662,556
Alternative Uses
Best Use
Multifamily LT 5
$851.9K
$745.4K – $993.8K
NOI $59,630 @ 7.0% cap · market cap 7.02%
Second Best
Apartment 5plus
$801.0K
$700.9K – $934.5K
NOI $56,069 @ 7.0% cap · market cap 6.60%
Theoretical Best
Office A
$1.67M
$1.46M – $1.95M
NOI $116,777 @ 7.0% cap · market cap 13.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,681
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 - Two-family property in Malden with a rare two-car garage.
Where is this duplex located?
The property is located at 85-87 Wolcott St Malden, MA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Rare two‑family property with a **two‑car garage**.; Located in the desirable Forestdale neighborhood, near Malden Center.; Convenient access to the MBTA Orange Line for commuting to Boston.
