Two-Unit Residential Income
For Sale
$1,350,000
98 Harlow Street, Arlington, MA 02474
Duplex-style property includes two separate units, each with multiple bedrooms and living spaces, delivered vacant.
Property Size3,172 SF
Price / SF$425.60
Days on Market152
Property Features for 98 Harlow Street
General Information
Standard status
Active
Size
3,172 SF
Total Parking Spaces
8
Property subtype
Multi-family / 2 Family
Zoning
R2
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$13,646
Amenities
slate roof
newer heating
large backyard
City/Town Sewer, Public
Yes, Yes, 2.00, Paved Drive, Paved Drive
No
Wood, Tile, Vinyl
2
Yes
Insulated Doors
3.0
Insulated Windows
Stone/Granite/Solid Counters
3
3.00
Frame
Slate
Building Details
Year Built
1916
Stories
3
Tenancy
Multi
Listing Agency:
Bradley Realty LLC
Listed By:
Jay Bradley · License #9571469
(617) 799-6142
Source:
Compass
Added: Apr 9
Changed: Aug 8
Last Checked: Jul 23 at 4:25AM
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 Bradley Realty LLC
Investment Insights
Based on property information with market context.
This duplex-style residential income property includes two separate units. The first-floor unit features three bedrooms and two full baths, with large kitchen, dining, and living areas. The second-floor unit offers three bedrooms and one full bath, along with generous kitchen, dining, and living spaces. The property also includes a slate roof, newer heating, and a detached two-car garage.
The home is located on a quiet street in East Arlington, with access to Mass Ave, the Minuteman Bike Path, Alewife T-Station, Spy Pond, and Arlington Center.
The property is delivered vacant and includes additional potential with a full walk-up third-floor attic.
The home is located on a quiet street in East Arlington, with access to Mass Ave, the Minuteman Bike Path, Alewife T-Station, Spy Pond, and Arlington Center.
The property is delivered vacant and includes additional potential with a full walk-up third-floor attic.
Key Highlights
- Duplex‑style property with two separate units, each with multiple bedrooms and living space, delivered vacant
- 1st floor unit: 3 bedrooms and 2 full baths with large kitchen, dining, and living areas
- 2nd floor unit: 3 bedrooms and 1 full bath with generous kitchen, dining, and living areas
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
$67,121
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
4.97%
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%
$1,342,420
$1.3M
Cap Rate 7%
$958,871
$958.9K
Cap Rate 9%
$745,789
$745.8K
Market Conditions
NOI Build-Up for 3,172 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
$100.9K $31.80/SF
− Vacancy
−$5.0K −$1.57/SF
EGI
$95.9K $30.23/SF
− OpEx
−$28.8K −$9.07/SF
NOI
$67.1K $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%
$1,342,420
Cap Rate 7%
$958,871
Cap Rate 9%
$745,789
Alternative Uses
Best Use
Multifamily LT 5
$958.9K
$839.0K – $1.12M
NOI $67,121 @ 7.0% cap · market cap 4.97%
Second Best
Apartment 5plus
$901.6K
$788.9K – $1.05M
NOI $63,112 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,447 @ 7.0% cap · market cap 9.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,289
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 - Duplex-style property includes two separate units, each with multiple bedrooms and living spaces, delivered vacant.
Where is this duplex located?
The property is located at 98 Harlow Street Arlington, MA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Duplex‑style property with two separate units, each with multiple bedrooms and living space, delivered vacant; 1st floor unit: 3 bedrooms and 2 full baths with large kitchen, dining, and living areas; 2nd floor unit: 3 bedrooms and 1 full bath with generous kitchen, dining, and living areas
