Waterfront Six-Unit Apartment
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For Sale
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18 Hatherly Road, Scituate, MA 02066
Renovated coastal multifamily property with pool, spa amenities, waterfront views, and on-site parking.
Property Size7,600 SF
Price / SF$365.13
Days on Market7
Property Features for 18 Hatherly Road
General Information
Standard status
Active
Size
7,600 SF
Total Parking Spaces
14
Elevators
No
Property subtype
Multifamily
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$166,533
Units
Unit Mix
2 x 1BR/1BA, 3 x 2BR/2BA, 1 x studio
Multifamily Units
6
Additional Details
Furnished
No
Public Transit
Yes
Amenities
mineral pool
hot tub
yoga studio
spa bath
balconies
covered porches
waterfront views
Building Details
Year Built
1986
Buildings
1
Stories
3
Units
6
Tenancy
Multi
Listing Agency:
NorthEast Private Client Group Newton
Listed By:
Tom Egbers · License #9585952
Source:
Crexi
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 9 at 3:24PM
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 NorthEast Private Client Group Newton
Investment Insights
Based on property information with market context.
This 7,600-square-foot apartment property includes six units: two one-bedroom apartments, three two-bedroom apartments, and one studio. Built in 1986 and recently renovated, the building offers gas forced-hot-air heating, balconies, covered porches, and waterfront views. A mineral pool, hot tub, yoga studio, and spa bath add distinctive improvements, while on-site parking accommodates 14 vehicles. The landlord pays building utilities, and the property is fully leased.
Located at 18 Hatherly Road in Scituate, Massachusetts, the property is within walking distance of Scituate Harbor and minutes from the MBTA Greenbush commuter line to Boston. The grounds include original estate farmland, marshes, stone walls, and mature oak trees. Private events, retreats, and hospitality uses may also be considered subject to applicable approvals.
Located at 18 Hatherly Road in Scituate, Massachusetts, the property is within walking distance of Scituate Harbor and minutes from the MBTA Greenbush commuter line to Boston. The grounds include original estate farmland, marshes, stone walls, and mature oak trees. Private events, retreats, and hospitality uses may also be considered subject to applicable approvals.
Key Highlights
- Six‑unit waterfront apartment property totaling 7,600 square feet
- Unit mix includes two one‑bedroom units, three two‑bedroom units, and one studio
- Recently renovated building with 1986 construction
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
$118,378
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
4.27%
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%
$2,367,560
$2.4M
Cap Rate 7%
$1,691,114
$1.7M
Cap Rate 9%
$1,315,311
$1.3M
Market Conditions
NOI Build-Up for 7,600 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
$228.0K $30.00/SF
− Vacancy
−$12.8K −$1.68/SF
EGI
$215.2K $28.32/SF
− OpEx
−$96.9K −$12.74/SF
NOI
$118.4K $15.58/SF
Area
Plymouth County, MA
Vacancy
5.60%
Lease Rate
$30.00 /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%
$2,367,560
Cap Rate 7%
$1,691,114
Cap Rate 9%
$1,315,311
Alternative Uses
Best Use
Apartment 5plus
$1.69M
$1.48M – $1.97M
NOI $118,378 @ 7.0% cap · market cap 4.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.50M
$3.94M – $5.25M
NOI $314,942 @ 7.0% cap · market cap 11.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
Explore this area
Business Placement
Demographics for 02066, MA
18,561
Population
8,032
Households
2.3
Avg Household Size
47
Median Age
67%
College-Educated
98%
High-School Grad
16.5 sq mi
ZIP Area
1,125
Density / Sq Mi
$131,889
Median Household Income
$64,375
Median Earnings
$1,579
Median Rent
$789,500
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?
Apartment building - Renovated coastal multifamily property with pool, spa amenities, waterfront views, and on-site parking.
Where is this apartment building located?
The property is located at 18 Hatherly Road Scituate, MA.
What is the asking price?
The asking price for this property is $2,775,000.
What are key features of this property?
This property features: Six‑unit waterfront apartment property totaling 7,600 square feet; Unit mix includes two one‑bedroom units, three two‑bedroom units, and one studio; Recently renovated building with 1986 construction
