Two-Unit Duplex with Enclosed
New
For Sale
$500,000
352 Stackpole Street, Lowell, MA 01852
Each residence includes laundry hookups and separate utility metering, with additional storage in the basement.
Property Size2,493 SF
Price / SF$200.56
Days on Market2
Property Features for 352 Stackpole Street
General Information
Standard status
Active
Size
2,493 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
TTF
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,050
Amenities
enclosed porch
shared side yard
unfinished basement
washer/dryer hook-ups
Building Details
Building Size
2,493 SF
Year Built
1900
Stories
3
Listing Agency:
LAER Realty Partners
Listed By:
Lauren Cusano
Source:
Laerrealty
Added: Sep 26
Last Checked: Sep 26 at 2:28PM
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 LAER Realty Partners
Investment Insights
Based on property information with market context.
This 2,493-square-foot duplex, built in 1900, contains two three-bedroom, one-bath residences. Each unit has an eat-in kitchen and an enclosed porch; the second-floor residence also includes a large living room. Washer and dryer hookups are provided in both units, and separate water and gas meters and electrical panels serve the property. The unfinished basement offers storage, and the property is to be delivered vacant.
The property is in Lowell’s Belvidere section, near shopping, public transportation, Lowell General Saints Campus, and local restaurants. Zoning is TTF.
The property is in Lowell’s Belvidere section, near shopping, public transportation, Lowell General Saints Campus, and local restaurants. Zoning is TTF.
Key Highlights
- Two units, each with 3 bedrooms and 1 full bath
- 2,493 square feet; built in 1900
- Separate water and gas meters and electrical panels
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
$44,471
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
8.89%
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%
$889,420
$889.4K
Cap Rate 7%
$635,300
$635.3K
Cap Rate 9%
$494,122
$494.1K
Market Conditions
NOI Build-Up for 2,493 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
$86.8K $34.80/SF
− Vacancy
−$5.9K −$2.37/SF
EGI
$80.9K $32.43/SF
− OpEx
−$36.4K −$14.60/SF
NOI
$44.5K $17.84/SF
Area
Lowell, MA
Vacancy
6.80%
Lease Rate
$34.80 /SF/Yr
Expense Ratio
45.00%
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%
$889,420
Cap Rate 7%
$635,300
Cap Rate 9%
$494,122
Alternative Uses
Best Use
Multifamily LT 5
$705.6K
$617.4K – $823.3K
NOI $49,395 @ 7.0% cap · market cap 9.88%
Second Best
Apartment 5plus
$635.3K
$555.9K – $741.2K
NOI $44,471 @ 7.0% cap · market cap 8.89%
Theoretical Best
Office A
$877.4K
$767.8K – $1.02M
NOI $61,421 @ 7.0% cap · market cap 12.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
582
Businesses Nearby
Explore this area
Business Placement
Demographics for 01852, MA
36,708
Population
15,363
Households
2.4
Avg Household Size
37
Median Age
33%
College-Educated
86%
High-School Grad
5.0 sq mi
ZIP Area
7,342
Density / Sq Mi
$77,058
Median Household Income
$48,976
Median Earnings
$1,567
Median Rent
$397,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence includes laundry hookups and separate utility metering, with additional storage in the basement.
Where is this duplex located?
The property is located at 352 Stackpole Street Lowell, MA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two units, each with 3 bedrooms and 1 full bath; 2,493 square feet; built in 1900; Separate water and gas meters and electrical panels
