Three-Family Residential Income
For Sale
$859,000
38 Wilson St 38-40, Haverhill, MA 01832
Three 3-bedroom, 1-bath units are currently rented in this triplex, sold as-is.
Property Size3,851 SF
Days on Market32
Property Features for 38 Wilson St 38-40
General Information
Standard status
Active
Size
3,851 SF
Property subtype
Multifamily
Additional Details
Highway Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$7,076
Building Details
Building Size
3,851 SF
Year Built
1900
Listing Agency:
Gibson Sotheby's International Realty
(413) 786-0584
Listed By:
Amy Johnson · License #452508574
Source:
Classifiedrealtygroup
Added: Jul 25
Changed: Aug 23
Last Checked: Aug 24 at 3:46AM
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 Gibson Sotheby's International Realty
Investment Insights
Based on property information with market context.
This three-family residential income property includes three separate 3-bedroom, 1-bath units. Each unit is currently rented, providing an established rental income stream. The property is being sold as-is.
Located near downtown Haverhill, the property offers convenient access to shopping, restaurants, public transportation, the commuter rail, and major highways.
This is a well-defined triplex configuration suited to investors seeking a multi-unit rental property with current occupancy.
Located near downtown Haverhill, the property offers convenient access to shopping, restaurants, public transportation, the commuter rail, and major highways.
This is a well-defined triplex configuration suited to investors seeking a multi-unit rental property with current occupancy.
Key Highlights
- Triplex with three 3‑bedroom, 1‑bath units
- All three units are currently rented
- Property provides rental income and is sold as‑is
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
$64,875
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
7.55%
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%
$1,297,500
$1.3M
Cap Rate 7%
$926,786
$926.8K
Cap Rate 9%
$720,833
$720.8K
Market Conditions
NOI Build-Up for 3,851 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
$97.0K $25.20/SF
− Vacancy
−$4.4K −$1.13/SF
EGI
$92.7K $24.07/SF
− OpEx
−$27.8K −$7.22/SF
NOI
$64.9K $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%
$1,297,500
Cap Rate 7%
$926,786
Cap Rate 9%
$720,833
Alternative Uses
Best Use
Multifamily LT 5
$926.8K
$810.9K – $1.08M
NOI $64,875 @ 7.0% cap · market cap 7.55%
Second Best
Apartment 5plus
$836.6K
$732.0K – $976.0K
NOI $58,560 @ 7.0% cap · market cap 6.82%
Theoretical Best
Office A
$2.28M
$1.99M – $2.66M
NOI $159,584 @ 7.0% cap · market cap 18.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
451
Businesses Nearby
Explore this area
Business Placement
Demographics for 01832, MA
25,656
Population
10,735
Households
2.4
Avg Household Size
38
Median Age
28%
College-Educated
90%
High-School Grad
11.4 sq mi
ZIP Area
2,251
Density / Sq Mi
$81,141
Median Household Income
$47,151
Median Earnings
$1,612
Median Rent
$410,300
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?
Triplex - Three 3-bedroom, 1-bath units are currently rented in this triplex, sold as-is.
Where is this triplex located?
The property is located at 38 Wilson St 38-40 Haverhill, MA.
What is the asking price?
The asking price for this property is $859,000.
What are key features of this property?
This property features: Triplex with three 3‑bedroom, 1‑bath units; All three units are currently rented; Property provides rental income and is sold as‑is
