Updated Duplex with
For Sale
$1,325,000
93-95 Poplar Street, Watertown, MA 02472
Two-family property with separate living areas, enclosed porch, basement storage, and additional attic space.
Property Size2,771 SF
Price / SF$478.17
Days on Market144
Property Features for 93-95 Poplar Street
General Information
Standard status
Active
Size
2,771 SF
Total Parking Spaces
4
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
T
Units
Unit Mix
2BR/1BA, 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$12,377
Amenities
enclosed rear porch
No
Wood
2
Yes
2.0
Electric Dryer Hookup
Walk Out, Concrete Floor, Unfinished Basement
2.00
Fenced
Frame
Shingle
Fenced Yard, Porch, Porch - Enclosed, Deck - Wood
Porch, Enclosed, Deck - Wood
Building Details
Year Built
1921
Buildings
1
Listing Agency:
Realty Executives
(617) 923-7778
Listed By:
Dan Loprete · License #9567249
(617) 923-7778
Source:
Compass
Added: Apr 9
Changed: Aug 29
Last Checked: Aug 29 at 3:26PM
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 Realty Executives
Investment Insights
Based on property information with market context.
This 1921 duplex contains 2,771 square feet with a total of 5 bedrooms and 2 full bathrooms. The first residence includes 2 bedrooms, a full bath, a kitchen, and an additional room suited to office or sitting use. The second unit occupies two levels with 3 bedrooms, a full bath, a separate bonus room, and an enclosed rear porch adjoining the kitchen. The property also includes a partially unfinished attic, walk-out concrete basement, wood deck, and fenced yard.
Located on the Watertown/Belmont line at 93-95 Poplar Street, the property provides 4 off-street parking spaces, including a 2-car garage. Improvements include a 2015 kitchen renovation, a more recent bathroom update, newer boilers, roof, siding, and windows. Zoning is T.
Located on the Watertown/Belmont line at 93-95 Poplar Street, the property provides 4 off-street parking spaces, including a 2-car garage. Improvements include a 2015 kitchen renovation, a more recent bathroom update, newer boilers, roof, siding, and windows. Zoning is T.
Key Highlights
- 2,771‑square‑foot duplex with 5 bedrooms and 2 full bathrooms
- Two residential units, including a 2‑bedroom first‑floor layout and a 3‑bedroom two‑level unit
- 4 off‑street parking spaces with a 2‑car garage
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
$58,635
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
4.43%
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%
$1,172,700
$1.2M
Cap Rate 7%
$837,643
$837.6K
Cap Rate 9%
$651,500
$651.5K
Market Conditions
NOI Build-Up for 2,771 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
$88.1K $31.80/SF
− Vacancy
−$4.4K −$1.57/SF
EGI
$83.8K $30.23/SF
− OpEx
−$25.1K −$9.07/SF
NOI
$58.6K $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%
$1,172,700
Cap Rate 7%
$837,643
Cap Rate 9%
$651,500
Alternative Uses
Best Use
Multifamily LT 5
$837.6K
$732.9K – $977.3K
NOI $58,635 @ 7.0% cap · market cap 4.43%
Second Best
Apartment 5plus
$787.6K
$689.2K – $918.9K
NOI $55,134 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$1.64M
$1.44M – $1.91M
NOI $114,830 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
799
Businesses Nearby
Explore this area
Business Placement
Demographics for 02472, MA
35,392
Population
17,069
Households
2.1
Avg Household Size
39
Median Age
67%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
8,848
Density / Sq Mi
$123,383
Median Household Income
$77,537
Median Earnings
$2,356
Median Rent
$737,600
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 separate living areas, enclosed porch, basement storage, and additional attic space.
Where is this duplex located?
The property is located at 93-95 Poplar Street Watertown, MA.
What is the asking price?
The asking price for this property is $1,325,000.
What are key features of this property?
This property features: 2,771‑square‑foot duplex with 5 bedrooms and 2 full bathrooms; Two residential units, including a 2‑bedroom first‑floor layout and a 3‑bedroom two‑level unit; 4 off‑street parking spaces with a 2‑car garage
