Two-Unit De-Leaded
For Sale
$649,900
18 Pentucket Street, Haverhill, MA 01830
R2-zoned property with separate utilities and laundry hookups serving both residences.
Property Size2,162 SF
Price / SF$300.60
Days on Market176
Property Features for 18 Pentucket Street
General Information
Standard status
Active
Size
2,162 SF
Property subtype
Multi-family / 2 Family
Zoning
R2
Net Operating Income
$28,200
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 4BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,760
Amenities
in-unit laundry hookups
City/Town Sewer, Public
No, .00
No
2.0
Full
2
2.00
Frame
Shingle
Level
Porch - Enclosed, Deck
Enclosed, Deck
Building Details
Year Built
1906
Listing Agency:
Century 21 North East
(978) 208-0449
Listed By:
Fermin Group
(978) 208-0449
Source:
Compass
Added: Mar 8
Changed: Aug 30
Last Checked: Aug 30 at 7:16PM
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 Century 21 North East
Investment Insights
Based on property information with market context.
Built in 1906, this 2,162-square-foot duplex contains two residential units within a frame, shingle-sided structure. The first unit offers 2 bedrooms and 1 bath, while the second occupies the top two floors with 4 bedrooms and 1 bath in a townhouse-style arrangement. Both residences include separate gas heat, hot water, and electric meters, along with in-unit laundry hookups. The property has been de-leaded and includes an enclosed porch and deck.
The home is located near downtown dining, the MBTA Commuter Rail, local parks, and New Hampshire shopping. Access to I-495 is also nearby. The property is zoned R2 and includes a level site.
The home is located near downtown dining, the MBTA Commuter Rail, local parks, and New Hampshire shopping. Access to I-495 is also nearby. The property is zoned R2 and includes a level site.
Key Highlights
- Two‑unit duplex with 2,162 SF of building area
- Unit 1 includes 2 bedrooms and 1 bath
- Unit 2 spans the top two floors with 4 bedrooms and 1 bath
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
$36,421
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
5.60%
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%
$728,420
$728.4K
Cap Rate 7%
$520,300
$520.3K
Cap Rate 9%
$404,678
$404.7K
Market Conditions
NOI Build-Up for 2,162 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
$54.5K $25.20/SF
− Vacancy
−$2.5K −$1.13/SF
EGI
$52.0K $24.07/SF
− OpEx
−$15.6K −$7.22/SF
NOI
$36.4K $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%
$728,420
Cap Rate 7%
$520,300
Cap Rate 9%
$404,678
Alternative Uses
Best Use
Multifamily LT 5
$520.3K
$455.3K – $607.0K
NOI $36,421 @ 7.0% cap · market cap 5.60%
Second Best
Apartment 5plus
$469.7K
$411.0K – $547.9K
NOI $32,876 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,593 @ 7.0% cap · market cap 13.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,160
Businesses Nearby
Explore this area
Business Placement
Demographics for 01830, MA
27,553
Population
11,159
Households
2.5
Avg Household Size
41
Median Age
30%
College-Educated
89%
High-School Grad
13.9 sq mi
ZIP Area
1,982
Density / Sq Mi
$79,784
Median Household Income
$49,289
Median Earnings
$1,602
Median Rent
$436,400
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?
Duplex - R2-zoned property with separate utilities and laundry hookups serving both residences.
Where is this duplex located?
The property is located at 18 Pentucket Street Haverhill, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Two‑unit duplex with 2,162 SF of building area; Unit 1 includes 2 bedrooms and 1 bath; Unit 2 spans the top two floors with 4 bedrooms and 1 bath
