Renovated Duplex with New
For Sale
$899,000
10 Swan Street, Lawrence, MA 01841
Two-unit property offers updated interiors, in-unit laundry, and abundant off-street parking.
Property Size2,973 SF
Price / SF$302.39
Days on Market93
Property Features for 10 Swan Street
General Information
Standard status
Active
Size
2,973 SF
Total Parking Spaces
9
Property subtype
Multi-family / 2 Family
Zoning
R2
Taxes and HOA fees
Annual Taxes
$4,882
Amenities
in-unit laundry
No
Wood, Carpet, Varies, Tile, Stone/Ceramic Tile
Range, Dishwasher, Refrigerator, Microwave, Washer, Dryer, Range Hood, Instant Hot Water
Insulated Doors
2.0
Stained Glass Window(s), Insulated Windows
Washer & Dryer Hookup, Electric Dryer Hookup, Washer Hookup
Full, Walk Out, Interior Access, Sump Pump, Concrete Floor, Unfinished Basement
Ceiling Fan(s), Stone/Granite/Solid Counters, Upgraded Cabinets, Upgraded Countertops, Bathroom with Shower Stall, Remodeled, Bathroom With Tub, Kitchen, Living RM/Dining RM Combo, Sunroom, Loft, Office/Den
2
2.00
Frame
Shingle
Rain Gutters, Fruit Trees, Garden, Garden Area, Porch - Enclosed
Enclosed
Building Details
Year Built
1900
Listing Agency:
Compass
(978) 804-4788
Listed By:
Rey Garcia · License #9588180
(978) 804-4788
Source:
Compass
Added: May 30
Changed: Aug 29
Last Checked: Aug 29 at 1:06PM
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 Compass
Investment Insights
Based on property information with market context.
This duplex at 10 Swan Street has undergone extensive renovation and includes two residential units with updated bathrooms, contemporary kitchens, and durable flooring throughout. One unit features an oversized kitchen with granite counters, modern cabinetry, and a full appliance package. Both units include in-unit laundry, while one bathroom adds a soaking tub.
A newly built two-car garage is topped by a primary suite, expanding the property’s usable living area. Additional features include mini-split systems, forced-air heating, central A/C, insulated construction, on-demand hot water, and an unfinished basement with interior access and a walk-out. The property also provides abundant off-street parking and is zoned R2. It will be delivered vacant.
A newly built two-car garage is topped by a primary suite, expanding the property’s usable living area. Additional features include mini-split systems, forced-air heating, central A/C, insulated construction, on-demand hot water, and an unfinished basement with interior access and a walk-out. The property also provides abundant off-street parking and is zoned R2. It will be delivered vacant.
Key Highlights
- Two‑unit duplex with extensive interior renovations
- Newly constructed two‑car garage with primary suite above
- Oversized kitchen with granite counters, updated cabinetry, and full appliance package
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
$50,084
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
5.57%
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%
$1,001,680
$1.0M
Cap Rate 7%
$715,486
$715.5K
Cap Rate 9%
$556,489
$556.5K
Market Conditions
NOI Build-Up for 2,973 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
$74.9K $25.20/SF
− Vacancy
−$3.4K −$1.13/SF
EGI
$71.5K $24.07/SF
− OpEx
−$21.5K −$7.22/SF
NOI
$50.1K $16.85/SF
Area
Essex County, MA
Vacancy
4.50%
Lease Rate
$25.20 /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%
$1,001,680
Cap Rate 7%
$715,486
Cap Rate 9%
$556,489
Alternative Uses
Best Use
Multifamily LT 5
$715.5K
$626.1K – $834.7K
NOI $50,084 @ 7.0% cap · market cap 5.57%
Second Best
Apartment 5plus
$645.8K
$565.1K – $753.5K
NOI $45,209 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $123,200 @ 7.0% cap · market cap 13.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,139
Businesses Nearby
Explore this area
Business Placement
Demographics for 01841, MA
53,654
Population
17,546
Households
3.1
Avg Household Size
33
Median Age
15%
College-Educated
70%
High-School Grad
3.0 sq mi
ZIP Area
17,885
Density / Sq Mi
$54,525
Median Household Income
$34,741
Median Earnings
$1,565
Median Rent
$393,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property offers updated interiors, in-unit laundry, and abundant off-street parking.
Where is this duplex located?
The property is located at 10 Swan Street Lawrence, 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‑unit duplex with extensive interior renovations; Newly constructed two‑car garage with primary suite above; Oversized kitchen with granite counters, updated cabinetry, and full appliance package
