Coastal Duplex With Two
For Sale
$899,000
11 & 11A Gateway Street, South Yarmouth, MA 02664
Multi-Family, South Yarmouth, MA
Property Size1,896 SF
Lot Size0.23 Acres
Price / SF$474.16
Days on Market48
Property Features for 11 & 11A Gateway Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RES
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 4, Bedroom 1, Bedroom 3
Parking
3
Parking features
Driveway, Open
Patio and Porch features
Patio, Porch
Exterior features
Private Yard
Fireplace
1
Appliances
Water Heater, Gas Range, Electric Range, Dishwasher, Microwave, Refrigerator
Subdivision
Gateway Isles
Elementary school district
Dennis-Yarmouth
Middle school district
Dennis-Yarmouth
High school district
Dennis-Yarmouth
Directions
RTE 28 to Seaview to right on Gate Way. property is on the left.
Standard status
Active
APN
YARM M:0025 B:0004 L:0000
Size
1,896 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4151
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1971
Floors in Building
1
Number of units
2
Flooring type
Hardwood, Tile, Carpet
Building materials
Vinyl Siding, Clapboard
Roof type
Asphalt
Listing Agency:
Keller Williams Realty
(508) 534-7200
Listed By:
Scott Zaino Group
(508) 566-0051
Added: Aug 10
Changed: Sep 19
Last Checked: Sep 26 at 6:06PM
MLS# 22603870
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, 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 1,896-square-foot duplex on a 0.23-acre lot contains two separate residences, each with two bedrooms, a full bathroom, laundry, natural-gas forced-air heat, and an individual layout. One unit includes hardwood flooring, an open kitchen and dining area, a family room with a wood-burning fireplace, and an attached garage. The second residence has an oversized kitchen and a bright family room. Additional features include a private yard, porch, patio, driveway parking, public water, and septic service. The property was built in 1971 and has vinyl siding with clapboard elements.
Located in South Yarmouth, the property is approximately 0.3 miles from four warm-water sandy beaches and Nantucket Sound. Smugglers Beach, Parkers River Marina, the Skipper Restaurant, golf, the Melody Tent, restaurants, and shopping are also identified nearby. The two-residence configuration supports multigenerational living, an owner-occupant arrangement with rental income, guest use, or a coastal getaway.
Located in South Yarmouth, the property is approximately 0.3 miles from four warm-water sandy beaches and Nantucket Sound. Smugglers Beach, Parkers River Marina, the Skipper Restaurant, golf, the Melody Tent, restaurants, and shopping are also identified nearby. The two-residence configuration supports multigenerational living, an owner-occupant arrangement with rental income, guest use, or a coastal getaway.
Key Highlights
- Two separate residences, each with 2 bedrooms, 1 full bathroom, and laundry
- 1,896 square feet on a 0.23‑acre lot
- Approximately 0.3 miles from four warm‑water sandy beaches and Nantucket Sound
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
$42,265
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
4.70%
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%
$845,300
$845.3K
Cap Rate 7%
$603,786
$603.8K
Cap Rate 9%
$469,611
$469.6K
Market Conditions
NOI Build-Up for 1,896 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
$62.6K $33.00/SF
− Vacancy
−$2.2K −$1.16/SF
EGI
$60.4K $31.85/SF
− OpEx
−$18.1K −$9.55/SF
NOI
$42.3K $22.29/SF
Area
Barnstable County, MA
Vacancy
3.50%
Lease Rate
$33.00 /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%
$845,300
Cap Rate 7%
$603,786
Cap Rate 9%
$469,611
Alternative Uses
Best Use
Multifamily LT 5
$603.8K
$528.3K – $704.4K
NOI $42,265 @ 7.0% cap · market cap 4.70%
Second Best
Apartment 5plus
$542.8K
$474.9K – $633.2K
NOI $37,993 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$772.6K
$676.1K – $901.4K
NOI $54,084 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
134
Businesses Nearby
Explore this area
Business Placement
Demographics for 02664, MA
9,935
Population
7,185
Households
1.4
Avg Household Size
55
Median Age
38%
College-Educated
95%
High-School Grad
7.0 sq mi
ZIP Area
1,419
Density / Sq Mi
$78,796
Median Household Income
$43,285
Median Earnings
$1,692
Median Rent
$479,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two distinct living spaces offer flexible occupancy, guest accommodations, or rental income near South Yarmouth’s beaches.
Where is this duplex located?
The property is located at 11 & 11A Gateway Street South Yarmouth, MA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two separate residences, each with 2 bedrooms, 1 full bathroom, and laundry; 1,896 square feet on a 0.23‑acre lot; Approximately 0.3 miles from four warm‑water sandy beaches and Nantucket Sound
