Two-Unit Duplex with
New
For Sale
$1,915,000
9 Goodman Rd, Cambridge, MA 02139
Two residential units offer sunrooms, private porches, and separate utilities.
Property Size2,256 SF
Days on Market4
Property Features for 9 Goodman Rd
General Information
Standard status
Active
Size
2,256 SF
Total Parking Spaces
2
Property subtype
Multifamily
Units
Unit Mix
2 x 2BR+sunroom/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$12,019
Amenities
private porch
hardwood floors
walk-up attic
full basement
separate utilities
Building Details
Building Size
2,256 SF
Year Built
1930
Buildings
1
Listing Agency:
Hillman Homes
(617) 930-5665
Listed By:
Rachel Hillman Foy · License #9086649
Source:
Classifiedrealtygroup
Added: Aug 9
Changed: Aug 11
Last Checked: Aug 11 at 4:29AM
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 Hillman Homes
Investment Insights
Based on property information with market context.
Built in 1930, this Cambridge duplex contains two residential units with two bedrooms, a sunroom, a full bath, and a private porch per unit. Hardwood flooring, large rooms, and plentiful natural light are present throughout. The first-floor residence retains original architectural features, while the second-floor unit has received updates since 2010.
A walk-up attic and full basement provide substantial storage areas. Separate utilities support distinct operation of the two residences. The property also includes a detached garage and paved driveway with 2 parking spaces.
The address is in Mid-Cambridge, near Harvard, Central, and Inman Squares, with access to public transportation, restaurants, shops, parks, and nearby universities.
A walk-up attic and full basement provide substantial storage areas. Separate utilities support distinct operation of the two residences. The property also includes a detached garage and paved driveway with 2 parking spaces.
The address is in Mid-Cambridge, near Harvard, Central, and Inman Squares, with access to public transportation, restaurants, shops, parks, and nearby universities.
Key Highlights
- Two residential units, each with 2 bedrooms, a sunroom, full bath, and private porch
- Detached garage and paved driveway with 2 parking spaces
- Second‑floor unit updated since 2010
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
$56,590
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
2.96%
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%
$1,131,800
$1.1M
Cap Rate 7%
$808,429
$808.4K
Cap Rate 9%
$628,778
$628.8K
Market Conditions
NOI Build-Up for 2,256 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
$85.3K $37.80/SF
− Vacancy
−$4.4K −$1.97/SF
EGI
$80.8K $35.83/SF
− OpEx
−$24.3K −$10.75/SF
NOI
$56.6K $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%
$1,131,800
Cap Rate 7%
$808,429
Cap Rate 9%
$628,778
Alternative Uses
Best Use
Multifamily LT 5
$808.4K
$707.4K – $943.2K
NOI $56,590 @ 7.0% cap · market cap 2.96%
Second Best
Apartment 5plus
$755.5K
$661.1K – $881.5K
NOI $52,888 @ 7.0% cap · market cap 2.76%
Theoretical Best
Office A
$1.74M
$1.52M – $2.03M
NOI $121,749 @ 7.0% cap · market cap 6.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
5,070
Businesses Nearby
Explore this area
Business Placement
Demographics for 02139, MA
39,525
Population
16,930
Households
2.3
Avg Household Size
30
Median Age
78%
College-Educated
94%
High-School Grad
1.6 sq mi
ZIP Area
24,703
Density / Sq Mi
$124,648
Median Household Income
$61,025
Median Earnings
$2,613
Median Rent
$1,066,200
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 sunrooms, private porches, and separate utilities.
Where is this duplex located?
The property is located at 9 Goodman Rd Cambridge, MA.
What is the asking price?
The asking price for this property is $1,915,000.
What are key features of this property?
This property features: Two residential units, each with 2 bedrooms, a sunroom, full bath, and private porch; Detached garage and paved driveway with 2 parking spaces; Second‑floor unit updated since 2010
