Updated Two-Family
For Sale
$1,595,000
Pending
9-11 Edmunds Street, Cambridge, MA 02140
Two residential units offer separate laundry, off-street parking, and access to a nearby bike path.
Property Size2,410 SF
Days on Market207
Property Features for 9-11 Edmunds Street
General Information
Standard status
Pending
Size
2,410 SF
Total Parking Spaces
3
Property subtype
Multi-family / 2 Family
Zoning
BA-2
Net Operating Income
$99,000
Units
Unit Mix
1 x 2BR/1BA, 1 x 5BR/2BA
Multifamily Units
2
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$7,081
Amenities
basement laundry
front porch
City/Town Sewer, Public
No
3.0
Unfinished Basement
3
3.00
Frame
Shingle
Level
Building Details
Year Built
1910
Listing Agency:
Keller Williams Realty Boston Northwest
(617) 497-8900
Listed By:
Santana Team · License #PersonLicenseNumber
(617) 497-8900
Source:
Compass
Added: Feb 5
Changed: Aug 30
Last Checked: Aug 31 at 12:22AM
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 Keller Williams Realty Boston Northwest
Investment Insights
Based on property information with market context.
This 2,410-square-foot duplex, built in 1910, contains two residential units with distinct layouts. The first apartment has 2 bedrooms and 1 bath, while the upper duplex includes 5 bedrooms and 2 baths. Both units have separate laundry areas in the basement. Interior updates include renovated kitchens and bathrooms, along with newer windows and fresh exterior paint. The property also features a front porch and three off-street parking spaces.
Positioned on a quiet dead-end street, the property is near Davis Square and has a bike path immediately outside. BA-2 zoning and the two-unit configuration support its established residential income-property use.
Positioned on a quiet dead-end street, the property is near Davis Square and has a bike path immediately outside. BA-2 zoning and the two-unit configuration support its established residential income-property use.
Key Highlights
- 2,410‑square‑foot duplex with two residential units
- Unit 1 includes 2 bedrooms and 1 bath
- Upper duplex offers 5 bedrooms and 2 baths
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
$60,453
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
3.79%
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%
$1,209,060
$1.2M
Cap Rate 7%
$863,614
$863.6K
Cap Rate 9%
$671,700
$671.7K
Market Conditions
NOI Build-Up for 2,410 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
$91.1K $37.80/SF
− Vacancy
−$4.7K −$1.97/SF
EGI
$86.4K $35.83/SF
− OpEx
−$25.9K −$10.75/SF
NOI
$60.5K $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%
$1,209,060
Cap Rate 7%
$863,614
Cap Rate 9%
$671,700
Alternative Uses
Best Use
Multifamily LT 5
$863.6K
$755.7K – $1.01M
NOI $60,453 @ 7.0% cap · market cap 3.79%
Second Best
Apartment 5plus
$807.1K
$706.2K – $941.6K
NOI $56,498 @ 7.0% cap · market cap 3.54%
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,059 @ 7.0% cap · market cap 8.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,339
Businesses Nearby
Explore this area
Business Placement
Demographics for 02140, MA
21,447
Population
11,117
Households
1.9
Avg Household Size
35
Median Age
79%
College-Educated
95%
High-School Grad
1.2 sq mi
ZIP Area
17,873
Density / Sq Mi
$136,382
Median Household Income
$77,506
Median Earnings
$2,581
Median Rent
$1,070,200
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 residential units offer separate laundry, off-street parking, and access to a nearby bike path.
Where is this duplex located?
The property is located at 9-11 Edmunds Street Cambridge, MA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: 2,410‑square‑foot duplex with two residential units; Unit 1 includes 2 bedrooms and 1 bath; Upper duplex offers 5 bedrooms and 2 baths
