Two-Family
New
For Sale
$1,250,000
90-92 Thorndike St, Arlington, MA 02474
Residential Income, Arlington, MA
Property Size2,404 SF
Lot Size0.09 Acres
Price / SF$519.97
Days on Market3
Property Features for 90-92 Thorndike St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 4, Bedroom 3, Bedroom 2, Bathroom 1
Parking
6
Elementary school
Hardy
Middle school
Ottoson
High school
Arlington
Directions
Mass. Ave. to Magnolia St., Left to Herbert Rd, Left to Thorndike St.
Subdivision
East Arlington
Standard status
Active
APN
318199
Size
2,404 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12408
Amenities
hardwood floors
separate entrances
rear porch
front porch
Building Details
Year built
1916
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Realty
(781) 843-3200
Listed By:
Steve Zeboski
(781) 843-3200
Added: Aug 25
Last Checked: Aug 27 at 6:06AM
MLS# 73567841
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,404-square-foot duplex, built in 1916, contains two separate residences with individual entrances and utilities. The first-floor home includes two bedrooms, a full bathroom, living and dining rooms, a kitchen, and a rear porch. Upstairs, the second residence offers two bedrooms, a full bathroom, an office or den, an open living, dining, and kitchen arrangement, and both front and rear porches. Hardwood flooring is present in both units, and the property has been freshly painted. Heating is provided by gas on the first floor and oil on the second.
The 0.0896-acre property includes off-street parking for up to 6 cars in side-by-side spaces. Alewife Station, Thorndike Field, the Minuteman Bikeway, Capitol Square, local shops and restaurants, and the Fox Library are nearby. The property is zoned R2 and is located at 90-92 Thorndike St, Arlington, MA 02474.
The 0.0896-acre property includes off-street parking for up to 6 cars in side-by-side spaces. Alewife Station, Thorndike Field, the Minuteman Bikeway, Capitol Square, local shops and restaurants, and the Fox Library are nearby. The property is zoned R2 and is located at 90-92 Thorndike St, Arlington, MA 02474.
Key Highlights
- Two‑unit duplex with 2,404 square feet of building area
- First‑floor unit has 2 bedrooms, 1 full bath, and a rear porch
- Second‑floor unit includes 2 bedrooms, 1 full bath, an office/den, and front and rear porches
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 - Well-maintained residential income property with distinct living spaces, private entrances, and 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: Two‑unit duplex with 2,404 square feet of building area; First‑floor unit has 2 bedrooms, 1 full bath, and a rear porch; Second‑floor unit includes 2 bedrooms, 1 full bath, an office/den, and front and rear porches
