2-Unit Duplex with Separate
New
For Sale
$1,250,000
90-92 Thorndike St, Arlington, MA 02474
Two-family property with distinct utilities, hardwood floors, porches, and side-by-side off-street parking.
Property Size2,404 SF
Days on Market6
Property Features for 90-92 Thorndike St
General Information
Standard status
Active
Size
2,404 SF
Total Parking Spaces
6
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$12,408
Building Details
Building Size
2,404 SF
Year Built
1916
Buildings
1
Listing Agency:
Keller Williams Realty
Listed By:
Danny Zheng
Source:
Jonathanradford
Added: Aug 25
Changed: Aug 29
Last Checked: Aug 29 at 10:31AM
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
Investment Insights
Based on property information with market context.
This 2,404-square-foot duplex, built in 1916, contains two independently accessed residences with hardwood flooring and separate utilities. The first-floor unit includes two bedrooms, a full bath, living and dining rooms, a kitchen, and a rear porch. Upstairs, the second residence offers two bedrooms, a full bath, an office or den, an open living, dining, and kitchen area, plus front and rear porches. Heating is provided by gas on the first floor and oil on the second.
The property is at 90-92 Thorndike Street in Arlington, Massachusetts, with off-street parking for up to 6 cars arranged side by side. Alewife Station, Thorndike Field, the Minuteman Bikeway, Capitol Square, local shops, restaurants, and the Fox Library are nearby. Public transportation and major commuter routes are also accessible from the property.
The property is at 90-92 Thorndike Street in Arlington, Massachusetts, with off-street parking for up to 6 cars arranged side by side. Alewife Station, Thorndike Field, the Minuteman Bikeway, Capitol Square, local shops, restaurants, and the Fox Library are nearby. Public transportation and major commuter routes are also accessible from the property.
Key Highlights
- 2,404 square feet on a 0.11‑acre lot
- Two 2‑bedroom, 1‑bath residences with separate entrances
- Off‑street parking for up to 6 cars, arranged side by side
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
$50,869
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
4.07%
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%
$1,017,380
$1.0M
Cap Rate 7%
$726,700
$726.7K
Cap Rate 9%
$565,211
$565.2K
Market Conditions
NOI Build-Up for 2,404 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
$76.4K $31.80/SF
− Vacancy
−$3.8K −$1.57/SF
EGI
$72.7K $30.23/SF
− OpEx
−$21.8K −$9.07/SF
NOI
$50.9K $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%
$1,017,380
Cap Rate 7%
$726,700
Cap Rate 9%
$565,211
Alternative Uses
Best Use
Multifamily LT 5
$726.7K
$635.9K – $847.8K
NOI $50,869 @ 7.0% cap · market cap 4.07%
Second Best
Apartment 5plus
$683.3K
$597.9K – $797.2K
NOI $47,831 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$1.42M
$1.25M – $1.66M
NOI $99,621 @ 7.0% cap · market cap 7.97%
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
1,296
Businesses Nearby
Explore this area
Business Placement
Demographics for 02474, MA
28,551
Population
12,541
Households
2.3
Avg Household Size
40
Median Age
74%
College-Educated
98%
High-School Grad
3.1 sq mi
ZIP Area
9,210
Density / Sq Mi
$139,199
Median Household Income
$80,498
Median Earnings
$2,157
Median Rent
$887,000
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 with distinct utilities, hardwood floors, porches, and side-by-side off-street parking.
Where is this duplex located?
The property is located at 90-92 Thorndike St Arlington, MA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 2,404 square feet on a 0.11‑acre lot; Two 2‑bedroom, 1‑bath residences with separate entrances; Off‑street parking for up to 6 cars, arranged side by side
