Two-Residence Duplex Near
For Sale
$1,148,000
11 & 11A Gateway Street South, Yarmouth, MA 02664
Each residence includes two bedrooms, a full bath, laundry, and natural gas FHA heat.
Property Size1,896 SF
Days on Market11
Property Features for 11 & 11A Gateway Street South
General Information
Standard status
Active
Size
1,896 SF
Property subtype
Multi-Family
Zoning
RES
Taxes and HOA fees
Annual Taxes
$4,151
Building Details
Building Size
1,896 SF
Year Built
1971
Stories
1
Listing Agency:
Classic Cape Real Estate, LLC
(508) 737-9974
Listed By:
Ken Hager
(508) 737-9974
Source:
Link.flexmls
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 21 at 3:52AM
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 Classic Cape Real Estate, LLC
Investment Insights
Based on property information with market context.
This duplex at 11 & 11A Gateway Street contains two separate residences, each with 2 bedrooms, a full bath, laundry, and natural gas FHA heat. The units have distinct layouts and spacious living areas. One includes hardwood flooring, an open kitchen and dining area, a family room with wood-burning fireplace, and an attached garage. The other features an oversized kitchen and a bright family room.
The property is located .3 miles from four warm-water sandy beaches and Nantucket Sound in South Yarmouth. Smugglers Beach and Parkers River Marina are nearby, along with Skipper Restaurant and summer concerts at Parkers River. Golf, the Melody Tent, restaurants, and shopping are also minutes away. The property is zoned RES and was built in 1971.
The property is located .3 miles from four warm-water sandy beaches and Nantucket Sound in South Yarmouth. Smugglers Beach and Parkers River Marina are nearby, along with Skipper Restaurant and summer concerts at Parkers River. Golf, the Melody Tent, restaurants, and shopping are also minutes away. The property is zoned RES and was built in 1971.
Key Highlights
- Two separate residences, each with 2 bedrooms, a full bath, laundry, and natural gas FHA heat
- Located .3 miles from four warm‑water sandy beaches and Nantucket Sound
- One residence includes hardwood floors, an open kitchen and dining area, fireplace, and attached garage
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
3.68%
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 3.68%
Second Best
Apartment 5plus
$542.8K
$474.9K – $633.2K
NOI $37,993 @ 7.0% cap · market cap 3.31%
Theoretical Best
Office A
$772.6K
$676.1K – $901.4K
NOI $54,084 @ 7.0% cap · market cap 4.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
153
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
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 - Each residence includes two bedrooms, a full bath, laundry, and natural gas FHA heat.
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 $1,148,000.
What are key features of this property?
This property features: Two separate residences, each with 2 bedrooms, a full bath, laundry, and natural gas FHA heat; Located .3 miles from four warm‑water sandy beaches and Nantucket Sound; One residence includes hardwood floors, an open kitchen and dining area, fireplace, and attached garage
