Two-Residence Duplex with
For Sale
$1,400,000
91 Williston Road, Sagamore Beach, MA 02562
Multi-Family, Sagamore Beach, MA
Property Size3,338 SF
Lot Size0.92 Acres
Price / SF$419.41
Days on Market34
Property Features for 91 Williston Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
R40
Bedrooms
4
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 4, Basement, Bedroom 2, Bathroom 3, Bathroom 1, Bedroom 1, Bathroom 4, Bathroom 2
Parking
5
Parking features
Off Street, Driveway, Open
Patio and Porch features
Porch, Patio
Interior features
HU Cable TV, Linen Closet
Exterior features
Underground Sprinkler System, Private Yard, Garden
Fireplace
1
Basement
Full
Appliances
Water Heater, Wine Cooler, Electric Range, Dishwasher, Microwave, Refrigerator, Washer
Lot features
Level
Elementary school district
Bourne
Middle school district
Bourne
High school district
Bourne
Subdivision
Bourne
Standard status
Active
APN
BOUR M:12-1 B: L:114-0
Size
3,338 SF
Lot size
0.92 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
9389
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Cooling system
Wall Unit(s), Central Air
Water source
Public
Amenities
gas fireplace
balcony
porches
patio
manicured grounds
RV/boat parking
Building Details
Year built
1998
Floors in Building
3
Number of units
2
Flooring type
Tile, Wood
Building materials
Clapboard, Shingle Siding
Roof type
Asphalt
Additional Structures
Outbuilding
Listing Agency:
Kinlin Grover Compass
(508) 362-3000
Listed By:
Jan Pulit · License #9006547
(508) 776-8210
Added: Aug 13
Changed: Sep 12
Last Checked: Sep 15 at 3:06PM
MLS# 22603992
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1998, this 3338-square-foot duplex combines two independent residences within one structure, with a 3-car garage positioned between them. The primary residence includes an open living room with a gas fireplace, island kitchen, formal dining room, den, half bath with laundry, three bedrooms, two full baths, a walk-in closet, and a third-floor retreat with balcony. The second residence provides an open kitchen, living, and dining area, plus a bedroom, full bath, and laundry hookup.
The property occupies 0.92 acres in Sagamore Beach and includes porches, a patio, manicured grounds, a garden, private yard, underground sprinkler system, and parking suitable for an RV or boat. Additional features include wood and tile flooring, forced-air natural-gas heating, central air, wall unit cooling, public water, and a septic tank.
The property occupies 0.92 acres in Sagamore Beach and includes porches, a patio, manicured grounds, a garden, private yard, underground sprinkler system, and parking suitable for an RV or boat. Additional features include wood and tile flooring, forced-air natural-gas heating, central air, wall unit cooling, public water, and a septic tank.
Key Highlights
- Two distinct residences joined by a 3‑car garage
- 3338 square feet on 0.92 acres
- Primary residence includes 3 bedrooms, 3 bathrooms, den, dining room, and third‑floor retreat
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
$74,409
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
5.31%
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%
$1,488,180
$1.5M
Cap Rate 7%
$1,062,986
$1.1M
Cap Rate 9%
$826,767
$826.8K
Market Conditions
NOI Build-Up for 3,338 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
$110.2K $33.00/SF
− Vacancy
−$3.9K −$1.16/SF
EGI
$106.3K $31.85/SF
− OpEx
−$31.9K −$9.55/SF
NOI
$74.4K $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%
$1,488,180
Cap Rate 7%
$1,062,986
Cap Rate 9%
$826,767
Alternative Uses
Best Use
Multifamily LT 5
$1.06M
$930.1K – $1.24M
NOI $74,409 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$955.5K
$836.1K – $1.11M
NOI $66,888 @ 7.0% cap · market cap 4.78%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,218 @ 7.0% cap · market cap 6.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
131
Businesses Nearby
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Business Placement
Demographics for 02562, MA
3,204
Population
1,788
Households
1.8
Avg Household Size
52
Median Age
48%
College-Educated
98%
High-School Grad
3.4 sq mi
ZIP Area
942
Density / Sq Mi
$141,324
Median Household Income
$57,500
Median Earnings
$1,802
Median Rent
$575,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate living quarters support privacy, guest accommodation, or multigenerational use in a single well-maintained property.
Where is this duplex located?
The property is located at 91 Williston Road Sagamore Beach, MA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Two distinct residences joined by a 3‑car garage; 3338 square feet on 0.92 acres; Primary residence includes 3 bedrooms, 3 bathrooms, den, dining room, and third‑floor retreat
