Two-Unit Duplex with Separate
For Sale
$1,289,000
88-90 Park St, Medford, MA 02155
Two four-room residences each provide two bedrooms, a full bath, central air, and dedicated off-street parking.
Property Size1,872 SF
Price / SF$688.57
Days on Market8
Property Features for 88-90 Park St
General Information
Standard status
Active
Size
1,872 SF
Total Parking Spaces
4
Property subtype
Multi Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Parking per Unit
2
Amenities
central air
Building Details
Building Size
1,872 SF
Year Built
1982
Buildings
1
Listing Agency:
REMAX Andrew Realty Services
(617) 840-5499
Listed By:
John Veneziano
(617) 840-5499
Source:
Iverty
Added: Aug 5
Changed: Aug 11
Last Checked: Aug 11 at 5:58AM
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 duplex contains 1,872 square feet arranged as two four-room residences. Each unit includes a living room, kitchen, two bedrooms, and a full bath. Separate utilities, central air, and two off-street parking spaces per unit add practical operating and occupant benefits. Constructed in 1982, the property is configured for continued two-unit use.
The property is located at 88-90 Park St in Medford, with access to I-93, major roadways, public transportation, and Wellington MBTA Station. Shopping, dining, Assembly Row, Medford and Haines Squares, and the Mystic River are also identified in the surrounding area. The duplex may also be acquired with the neighboring two-family property at 84-86 Park Street as part of a two-property package.
The property is located at 88-90 Park St in Medford, with access to I-93, major roadways, public transportation, and Wellington MBTA Station. Shopping, dining, Assembly Row, Medford and Haines Squares, and the Mystic River are also identified in the surrounding area. The duplex may also be acquired with the neighboring two-family property at 84-86 Park Street as part of a two-property package.
Key Highlights
- 1,872‑square‑foot duplex with two four‑room units
- Each unit has two bedrooms, a living room, kitchen, and full bath
- Separate utilities and central air
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
$39,612
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%
$792,240
$792.2K
Cap Rate 7%
$565,886
$565.9K
Cap Rate 9%
$440,133
$440.1K
Market Conditions
NOI Build-Up for 1,872 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
$59.5K $31.80/SF
− Vacancy
−$2.9K −$1.57/SF
EGI
$56.6K $30.23/SF
− OpEx
−$17.0K −$9.07/SF
NOI
$39.6K $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%
$792,240
Cap Rate 7%
$565,886
Cap Rate 9%
$440,133
Alternative Uses
Best Use
Multifamily LT 5
$565.9K
$495.2K – $660.2K
NOI $39,612 @ 7.0% cap · market cap 3.07%
Second Best
Apartment 5plus
$532.1K
$465.6K – $620.8K
NOI $37,246 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$1.11M
$969.7K – $1.29M
NOI $77,575 @ 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
2
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 four-room residences each provide two bedrooms, a full bath, central air, and dedicated off-street parking.
Where is this duplex located?
The property is located at 88-90 Park St Medford, MA.
What is the asking price?
The asking price for this property is $1,289,000.
What are key features of this property?
This property features: 1,872‑square‑foot duplex with two four‑room units; Each unit has two bedrooms, a living room, kitchen, and full bath; Separate utilities and central air
