Renovated Duplex with Income
For Sale
$630,525
12 Howard St, Lynn, MA 01902
Turnkey duplex featuring modern upgrades and income potential.
Property Size2,499 SF
Price / SF$252.31
Days on Market326
Property Features for 12 Howard St
General Information
Standard status
Active
Size
2,499 SF
Property subtype
Multi-Family
Amenities
Fireplace
Building Details
Building Size
2,499 SF
Year Built
1905
Stories
3
Listed By:
Cliff Ponte · License #9554597
(508) 675-0995
Source:
Kw
Added: Oct 14, 2025
Changed: Sep 4
Last Checked: Jul 16 at 4:16AM
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 Cliff Ponte
Investment Insights
Based on property information with market context.
This renovated duplex offers income potential with modern upgrades. The property features a mix of hardwood and vinyl flooring, quartz countertops, and mini-split systems for climate control. Recent improvements include a new roof, updated electrical, new water heaters, vinyl siding, and new decks. Four off-street parking spaces are included. The property is suitable for owner-occupants looking to offset their mortgage or investors seeking a low-maintenance property with rental appeal. The property size is 2499 square feet.
Key Highlights
- Excellent income potential as a renovated duplex.
- Turnkey property with new roof, updated electrical, new water heaters, vinyl siding, and decks.**
- Modern upgrades including hardwood/vinyl flooring, quartz countertops, and mini‑split systems.**
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
$50,226
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
7.97%
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%
$1,004,520
$1.0M
Cap Rate 7%
$717,514
$717.5K
Cap Rate 9%
$558,067
$558.1K
Market Conditions
NOI Build-Up for 2,499 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
$76.5K $30.60/SF
− Vacancy
−$4.7K −$1.89/SF
EGI
$71.8K $28.71/SF
− OpEx
−$21.5K −$8.61/SF
NOI
$50.2K $20.10/SF
Area
Lynn, MA
Vacancy
6.17%
Lease Rate
$30.60 /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%
$1,004,520
Cap Rate 7%
$717,514
Cap Rate 9%
$558,067
Alternative Uses
Best Use
Multifamily LT 5
$717.5K
$627.8K – $837.1K
NOI $50,226 @ 7.0% cap · market cap 7.97%
Second Best
Apartment 5plus
$623.5K
$545.5K – $727.4K
NOI $43,642 @ 7.0% cap · market cap 6.92%
Theoretical Best
Office A
$884.2K
$773.7K – $1.03M
NOI $61,895 @ 7.0% cap · market cap 9.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,917
Businesses Nearby
Explore this area
Business Placement
Demographics for 01902, MA
50,725
Population
19,655
Households
2.6
Avg Household Size
35
Median Age
20%
College-Educated
75%
High-School Grad
2.4 sq mi
ZIP Area
21,135
Density / Sq Mi
$66,755
Median Household Income
$39,506
Median Earnings
$1,571
Median Rent
$456,000
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 - Turnkey duplex featuring modern upgrades and income potential.
Where is this duplex located?
The property is located at 12 Howard St Lynn, MA.
What is the asking price?
The asking price for this property is $630,525.
What are key features of this property?
This property features: Excellent income potential as a renovated duplex.; Turnkey property with new roof, updated electrical, new water heaters, vinyl siding, and decks.**; Modern upgrades including hardwood/vinyl flooring, quartz countertops, and mini‑split systems.**
