Two-Unit Duplex with Flexible
New
For Sale
$2,795,000
86-88 Grozier Rd, Cambridge, MA 02138
Two distinct residences offer separate living arrangements, shared outdoor space, and access to nearby village amenities.
Property Size3,693 SF
Price / SF$756.84
Days on Market2
Property Features for 86-88 Grozier Rd
General Information
Standard status
Active
Size
3,693 SF
Total Parking Spaces
2
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$16,219
Amenities
shared backyard patio
basement storage
Building Details
Year Built
1926
Buildings
1
Listing Agency:
Compass
(413) 333-7776
Listed By:
Kendall Green Luce Team
(617) 233-6585
Source:
Ma-cthomes
Added: Sep 16
Last Checked: Sep 16 at 1:41PM
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 Compass
Investment Insights
Based on property information with market context.
Built in 1926, this 3,693-square-foot duplex contains two separate residences with distinct layouts and character. The first-floor unit includes a living room, dining area, kitchen, two bedrooms, an office, hardwood floors, high ceilings, generous windows, patio access, and basement storage. The upper residence is a multilevel duplex with a living room, breakfast nook, kitchen with vaulted ceilings and skylights, a primary suite with walk-in closet and en-suite bath, a sitting room, a second bedroom, and two studies.
The property is located near Huron Village, with its cafés, shops, and restaurants, and is also near Fresh Pond Reservation’s walking and recreational trails. Harvard Square is accessible from the property. The two-residence configuration supports separate occupancy, rental use, or owner occupancy alongside an additional unit.
The property is located near Huron Village, with its cafés, shops, and restaurants, and is also near Fresh Pond Reservation’s walking and recreational trails. Harvard Square is accessible from the property. The two-residence configuration supports separate occupancy, rental use, or owner occupancy alongside an additional unit.
Key Highlights
- 3,693‑square‑foot duplex built in 1926
- Two separate residences with distinct floor plans
- First‑floor unit includes 2 bedrooms plus an office
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
$92,636
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
3.31%
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%
$1,852,720
$1.9M
Cap Rate 7%
$1,323,371
$1.3M
Cap Rate 9%
$1,029,289
$1.0M
Market Conditions
NOI Build-Up for 3,693 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
$139.6K $37.80/SF
− Vacancy
−$7.3K −$1.97/SF
EGI
$132.3K $35.83/SF
− OpEx
−$39.7K −$10.75/SF
NOI
$92.6K $25.08/SF
Area
Cambridge, MA
Vacancy
5.20%
Lease Rate
$37.80 /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%
$1,852,720
Cap Rate 7%
$1,323,371
Cap Rate 9%
$1,029,289
Alternative Uses
Best Use
Multifamily LT 5
$1.32M
$1.16M – $1.54M
NOI $92,636 @ 7.0% cap · market cap 3.31%
Second Best
Apartment 5plus
$1.24M
$1.08M – $1.44M
NOI $86,576 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$2.85M
$2.49M – $3.32M
NOI $199,299 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,507
Businesses Nearby
Explore this area
Business Placement
Demographics for 02138, MA
37,982
Population
16,132
Households
2.4
Avg Household Size
30
Median Age
86%
College-Educated
98%
High-School Grad
2.7 sq mi
ZIP Area
14,067
Density / Sq Mi
$122,040
Median Household Income
$46,436
Median Earnings
$2,799
Median Rent
$1,088,700
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 distinct residences offer separate living arrangements, shared outdoor space, and access to nearby village amenities.
Where is this duplex located?
The property is located at 86-88 Grozier Rd Cambridge, MA.
What is the asking price?
The asking price for this property is $2,795,000.
What are key features of this property?
This property features: 3,693‑square‑foot duplex built in 1926; Two separate residences with distinct floor plans; First‑floor unit includes 2 bedrooms plus an office
