Remodeled Side-by-Side
For Sale
$749,000
Pending
12-14 Dover Street, Haverhill, MA 01830
Townhouse-style units include separate utilities, central HVAC, and unfinished basements.
Property Size2,652 SF
Days on Market180
Property Features for 12-14 Dover Street
General Information
Standard status
Pending
Size
2,652 SF
Total Parking Spaces
4
Property subtype
Multi-family / 2 Family - 2 Units Side by Side
Net Operating Income
$62,400
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 3BR/1BA, 1 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,073
Amenities
covered porch
deck
laundry
central heating and air conditioning
solar panels
fenced backyard
shed
No
Tile, Concrete, Hardwood, Other, Stone/Ceramic Tile
Range, Disposal, Refrigerator, Washer, Dryer, Dishwasher
Storm Door(s)
3.0
Picture Window
Washer & Dryer Hookup, Electric Dryer Hookup, Washer Hookup
Full, Interior Access, Sump Pump, Concrete Floor, Unfinished Basement
Floored Attic, Storage, Stone/Granite/Solid Counters, Upgraded Cabinets, Bathroom With Tub, Open Floorplan, Ceiling Fan(s), Upgraded Countertops, Remodeled, Kitchen, Living RM/Dining RM Combo, Living Room, Dining Room, Laundry Room
2
1
2.50
3
Fenced/Enclosed, Fenced
Frame
Shingle
Cleared, Level
Shed(s)
Balcony/Deck, Rain Gutters, Professional Landscaping, Fenced Yard, Porch, Deck, Deck - Composite
Porch, Deck, Deck - Composite
Building Details
Year Built
1850
Year Renovated
2010
Buildings
1
Construction
townhouse-style
Listing Agency:
Evolve Realty
(508) 654-0079
Listed By:
Vera Lucia Dias · License #9569672
(508) 654-0079
Source:
Compass
Added: Mar 4
Changed: Aug 30
Last Checked: Aug 30 at 8:22PM
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 Evolve Realty
Investment Insights
Based on property information with market context.
This side-by-side duplex contains two townhouse-style units with matching three-bedroom layouts. Each residence places the bedrooms on the second floor, while the main level combines living and dining areas, a full bathroom, hardwood flooring, and natural light. Both units also include unfinished basements with laundry areas, central heating and air conditioning, and separate utility service. The property was remodeled and rebuilt in 2010 and has an original construction date of 1850.
Unit 12 features recessed lighting and a kitchen finished with quartz countertops. Unit 14 adds a covered porch connection, a large deck facing the yard, a second basement bathroom, and solar panels. Exterior features include a fenced backyard, shed, composite decking, porch space, and parking for up to four cars. The property is located near highways and shopping.
Unit 12 features recessed lighting and a kitchen finished with quartz countertops. Unit 14 adds a covered porch connection, a large deck facing the yard, a second basement bathroom, and solar panels. Exterior features include a fenced backyard, shed, composite decking, porch space, and parking for up to four cars. The property is located near highways and shopping.
Key Highlights
- Two side‑by‑side townhouse‑style units, each with 3 bedrooms
- Remodeled and rebuilt in 2010; original construction date is 1850
- 2,652 property size with separate utilities and central heating and air conditioning
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
$44,676
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
5.96%
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%
$893,520
$893.5K
Cap Rate 7%
$638,229
$638.2K
Cap Rate 9%
$496,400
$496.4K
Market Conditions
NOI Build-Up for 2,652 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
$66.8K $25.20/SF
− Vacancy
−$3.0K −$1.13/SF
EGI
$63.8K $24.07/SF
− OpEx
−$19.1K −$7.22/SF
NOI
$44.7K $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%
$893,520
Cap Rate 7%
$638,229
Cap Rate 9%
$496,400
Alternative Uses
Best Use
Multifamily LT 5
$638.2K
$558.5K – $744.6K
NOI $44,676 @ 7.0% cap · market cap 5.96%
Second Best
Apartment 5plus
$576.1K
$504.1K – $672.1K
NOI $40,327 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,898 @ 7.0% cap · market cap 14.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,808
Businesses Nearby
Explore this area
Business Placement
Demographics for 01830, MA
27,553
Population
11,159
Households
2.5
Avg Household Size
41
Median Age
30%
College-Educated
89%
High-School Grad
13.9 sq mi
ZIP Area
1,982
Density / Sq Mi
$79,784
Median Household Income
$49,289
Median Earnings
$1,602
Median Rent
$436,400
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 - Townhouse-style units include separate utilities, central HVAC, and unfinished basements.
Where is this duplex located?
The property is located at 12-14 Dover Street Haverhill, MA.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Two side‑by‑side townhouse‑style units, each with 3 bedrooms; Remodeled and rebuilt in 2010; original construction date is 1850; 2,652 property size with separate utilities and central heating and air conditioning
