Duplex Near The
For Sale
$829,974
Pending
19 Moore St, Winthrop, MA 02152
Two residential units offer separate gas heating systems and distinct bedroom configurations.
Property Size2,212 SF
Days on Market129
Property Features for 19 Moore St
General Information
Standard status
Pending
Size
2,212 SF
Property subtype
Investment
Units
Unit Mix
1 x 2BR, 1 x 3BR/1.5BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$6,719
Amenities
in-unit laundry
rear porch
low-maintenance yard
basement storage
Building Details
Building Size
2,212 SF
Year Built
1890
Buildings
1
Stories
3
Units
2
Listing Agency:
United Brokers
Listed By:
Kevin Ochoa · License #9566725
(857) 753-7184
Source:
Elliman
Added: Apr 28
Changed: Aug 31
Last Checked: Aug 31 at 3:48PM
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 United Brokers
Investment Insights
Based on property information with market context.
This two-family property includes a first-floor two-bedroom, one-bath unit and a second residence with three bedrooms and 1.5 baths arranged over two levels. Both apartments have hardwood flooring and fresh interior paint. The first unit includes a decorative living-room fireplace, while the second provides in-unit laundry and a maintained kitchen. Basement storage, a rear porch, and a low-maintenance yard add practical utility.
Major improvements include a 2020 roof, 2024 water heater, and 2024 boilers serving separate gas heating systems. One unit is vacant, and the other is occupied. The property is one street from the beach and offers access to Boston by ferry, bus, and MBTA. Restaurants and marinas are nearby. Built in 1890, the property is located at 19 Moore St, Winthrop, MA 02152.
Major improvements include a 2020 roof, 2024 water heater, and 2024 boilers serving separate gas heating systems. One unit is vacant, and the other is occupied. The property is one street from the beach and offers access to Boston by ferry, bus, and MBTA. Restaurants and marinas are nearby. Built in 1890, the property is located at 19 Moore St, Winthrop, MA 02152.
Key Highlights
- Two‑family property with a 2‑bedroom first‑floor unit and a 3‑bedroom, 1.5‑bath second unit
- Second residence spans two levels and includes in‑unit laundry
- 2020 roof, 2024 water heater, and 2024 boilers
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
$42,141
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
5.08%
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%
$842,820
$842.8K
Cap Rate 7%
$602,014
$602.0K
Cap Rate 9%
$468,233
$468.2K
Market Conditions
NOI Build-Up for 2,212 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
$63.7K $28.80/SF
− Vacancy
−$3.5K −$1.58/SF
EGI
$60.2K $27.22/SF
− OpEx
−$18.1K −$8.16/SF
NOI
$42.1K $19.05/SF
Area
Suffolk County, MA
Vacancy
5.50%
Lease Rate
$28.80 /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%
$842,820
Cap Rate 7%
$602,014
Cap Rate 9%
$468,233
Alternative Uses
Best Use
Multifamily LT 5
$602.0K
$526.8K – $702.4K
NOI $42,141 @ 7.0% cap · market cap 5.08%
Second Best
Apartment 5plus
$548.9K
$480.3K – $640.4K
NOI $38,425 @ 7.0% cap · market cap 4.63%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,665 @ 7.0% cap · market cap 11.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
245
Businesses Nearby
Explore this area
Business Placement
Demographics for 02152, MA
19,316
Population
8,467
Households
2.3
Avg Household Size
44
Median Age
43%
College-Educated
95%
High-School Grad
1.7 sq mi
ZIP Area
11,362
Density / Sq Mi
$106,357
Median Household Income
$68,062
Median Earnings
$1,909
Median Rent
$606,900
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 - Two residential units offer separate gas heating systems and distinct bedroom configurations.
Where is this duplex located?
The property is located at 19 Moore St Winthrop, MA.
What is the asking price?
The asking price for this property is $829,974.
What are key features of this property?
This property features: Two‑family property with a 2‑bedroom first‑floor unit and a 3‑bedroom, 1.5‑bath second unit; Second residence spans two levels and includes in‑unit laundry; 2020 roof, 2024 water heater, and 2024 boilers
