Duplex with Income-Producing
New
For Sale
$399,900
60 11th Street, Onset, MA 02558
Multi-Family, Onset, MA
Property Size1,288 SF
Lot Size0.25 Acres
Price / SF$310.48
Days on Market3
Property Features for 60 11th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
ovr
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 1, Basement
Parking features
Off Street, Driveway
Exterior features
Private Yard
Basement
Full
Appliances
Water Heater, Refrigerator
Lot features
Cleared, Level
Elementary school district
Wareham
Middle school district
Wareham
High school district
Wareham
Directions
Onset Ave. to Camp St. to right on 11th St. to property on right.
Subdivision
Wareham
Standard status
Active
APN
1090
Size
1,288 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4177
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl
Building materials
Shingle Siding
Roof type
Asphalt
Listing Agency:
Cape Landing Real Estate
(508) 743-2226
Listed By:
Janet M Maxim
(508) 989-8837
Added: Aug 20
Changed: Aug 22
Last Checked: Aug 22 at 11:06AM
MLS# 22604132
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 duplex property contains two separate homes on a 0.25-acre parcel, with 1,288 square feet of property size. Both residences require renovation, and each has separate utilities. The front home is currently rented for $1,800 per month plus utilities, while the rear unit is recently vacant. Natural-gas forced-air heat, shingle siding, asphalt roofing, carpet and vinyl flooring, and a basement are among the existing features. Public water and public sewer serve the property.
Two additional unbuildable lots are used for boat and RV storage parking rentals, creating a separate income source. The property is located near Onset Beach, restaurants, marinas, shops, and Onset Village. Off-street parking and a driveway are provided, along with a private yard.
Two additional unbuildable lots are used for boat and RV storage parking rentals, creating a separate income source. The property is located near Onset Beach, restaurants, marinas, shops, and Onset Village. Off-street parking and a driveway are provided, along with a private yard.
Key Highlights
- Two separate homes on a 0.25‑acre parcel
- 1,288 square feet of property size
- Front home rents for $1,800 per month plus utilities; rear unit is recently vacant
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
$21,768
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
5.44%
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%
$435,360
$435.4K
Cap Rate 7%
$310,971
$311.0K
Cap Rate 9%
$241,867
$241.9K
Market Conditions
NOI Build-Up for 1,288 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
$32.8K $25.50/SF
− Vacancy
−$1.7K −$1.36/SF
EGI
$31.1K $24.14/SF
− OpEx
−$9.3K −$7.24/SF
NOI
$21.8K $16.90/SF
Area
Plymouth County, MA
Vacancy
5.32%
Lease Rate
$25.50 /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%
$435,360
Cap Rate 7%
$310,971
Cap Rate 9%
$241,867
Alternative Uses
Best Use
Multifamily LT 5
$311.0K
$272.1K – $362.8K
NOI $21,768 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$286.6K
$250.8K – $334.4K
NOI $20,062 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$762.5K
$667.2K – $889.6K
NOI $53,374 @ 7.0% cap · market cap 13.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
179
Businesses Nearby
Explore this area
Business Placement
Demographics for 02558, MA
2,178
Population
1,766
Households
1.2
Avg Household Size
52
Median Age
16%
College-Educated
95%
High-School Grad
1.1 sq mi
ZIP Area
1,980
Density / Sq Mi
$58,594
Median Household Income
$67,889
Median Earnings
$1,482
Median Rent
$426,900
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 homes share a parcel with separate utilities, public services, and additional parking rental use.
Where is this duplex located?
The property is located at 60 11th Street Onset, MA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two separate homes on a 0.25‑acre parcel; 1,288 square feet of property size; Front home rents for $1,800 per month plus utilities; rear unit is recently vacant
