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    106 Old South Road Nantucket, MA 02554

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    Claim this Listing
    New
    For Sale
    $2,495,000

    MULTI_FAMILY - Nantucket, MA

    Property size:
    3,478 SF
    Lot size:
    0.12 Acres
    Price / SF:
    $717/SF
    Added:
    Apr 21, 2026
    Days on Market:
    4
    Last Refresh:
    Apr 24 at 6:06 am

    Property Features for 106 Old South Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    CN
    Bedrooms
    8
    Bathrooms
    7
    Rooms
    Dining Room, Bedroom 1, Bedroom 4, Bedroom 5, Bathroom 6, Bathroom 4, Bedroom 3, Bedroom 8, Bathroom 5, Bedroom 6, Bathroom 2, Bathroom 1, Bathroom 3, Bedroom 7, Bedroom 2, Bathroom 7
    Patio and Porch features
    Porch
    Interior features
    Ins, Floor 1: Front Unit A - 2025 renovated Living/ dining area, full kitchen with breakfast bar and new appliances, ample closet space, shower bathroom, stairs to the bedrooms on the second floor. Front door to porch. Back Unit B - Full kitchen with dining area, shower bathroom, Living room with closet and stairs to bedrooms on the second floor. Back unit -, Floor 2: Front Unit A 2025 - new flooring throughout - three bedrooms share the hall Tub/Shower bathroom. Closets in all the rooms. Attic access in hallway. Back Unit B Three bedrooms share a Tub/Shower bathroom. Closets in all rooms. Attic access in hallway., Floor 3: Attic space
    Exterior features
    Porch
    Appliances
    Stove: yes, Washer: yes
    Standard status
    Active
    APN
    438
    Size
    3,478 SF
    Lot size
    0.12 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    6411

    Building Details

    Year built
    2002
    Flooring type
    Carpet, Wood, Tile

    We can help!

    Listing Contact
    Joyce Montalbano
    Joyce Montalbano

    Listing agent Joyce Montalbano

    Listing office Congdon & Coleman Real Estate PO Box 1199, Nantucket, MA

    Listing date Apr 21, 2026

    MLS# 92663 Listing URL

    Copyright © 2026 LINK Nantucket. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Nantucket Multi-Family Investment Opportunity

    This two-unit multi-family property offers a versatile investment opportunity in a prime location. The front unit was fully renovated in 2025 and features new flooring and modern appliances. Both units include full finished basements that can be used as additional living space, recreation areas, home offices, or for storage. The property includes low-maintenance outdoor space and four off-street parking spots. The property is located near public transportation, bike paths, shops, and restaurants.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Dental Office Spa & Massage Center Hair Salon Nail Salon Pharmacy Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Nantucket
    County
    Nantucket
    State
    Massachusetts
    Longitude
    -70.0668701
    Latitude
    41.2615786

    FAQs

    What type of property is this?
    Duplex - Two-unit property near transportation, shops, and restaurants.
    Where is this duplex located?
    The property is located at 106 Old South Road Nantucket, MA.
    What is the asking price?
    The asking price for this property is $2,495,000.
    What are key features of this property?
    This property features: Fully renovated front unit (2025) with **new flooring and modern appliances**.; Two units offer flexible living options: investment, multi‑generational, or live‑in/rent‑out.; **Full finished basements in both units** provide additional living or storage space.
    (508) 325-1666
    We can help!
    Listing Contact
    Joyce Montalbano
    Joyce Montalbano
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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