Duplex with Shared
New
For Sale
$620,000
19 Sadler St, Gloucester, MA 01930
Two occupied apartments provide three-bedroom and one-bedroom layouts, each with in-unit laundry and tenant-paid utilities.
Property Size1,944 SF
Price / SF$318.93
Days on Market5
Property Features for 19 Sadler St
General Information
Standard status
Active
Size
1,944 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
shared yard
in-unit laundry
Building Details
Year Built
1900
Buildings
1
Listing Agency:
Gibson Sotheby's International Realty
Listed By:
Jill Michaud · License #454007968
(978) 766-8064
Source:
Alpernandmesenbourg
Added: Sep 29
Last Checked: Oct 3 at 1:20AM
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 Gibson Sotheby's International Realty
Investment Insights
Based on property information with market context.
This 1,944-square-foot duplex, built in 1900, contains two occupied apartments. The front residence has three bedrooms on the second floor, an open kitchen with a center island, stainless steel appliances and granite countertops, hardwood flooring, a full bathroom, and a family room with laundry. The rear apartment includes one bedroom, a kitchen, a full bathroom, pantry and storage space, and in-unit laundry. The residents of each unit pay their own utilities.
The property has a shared yard and driveway parking, including a space for the front apartment. East Veterans Elementary School is within walking distance, and the property is near commuter rail, downtown Gloucester, parks, and beaches.
The property has a shared yard and driveway parking, including a space for the front apartment. East Veterans Elementary School is within walking distance, and the property is near commuter rail, downtown Gloucester, parks, and beaches.
Key Highlights
- Two apartments totaling 1,944 square feet; built in 1900
- Front unit has three upstairs bedrooms, an open kitchen, and a family room
- Rear unit includes one bedroom, pantry and storage space, and in‑unit laundry
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
$32,749
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
5.28%
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%
$654,980
$655.0K
Cap Rate 7%
$467,843
$467.8K
Cap Rate 9%
$363,878
$363.9K
Market Conditions
NOI Build-Up for 1,944 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
$49.0K $25.20/SF
− Vacancy
−$2.2K −$1.13/SF
EGI
$46.8K $24.07/SF
− OpEx
−$14.0K −$7.22/SF
NOI
$32.7K $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%
$654,980
Cap Rate 7%
$467,843
Cap Rate 9%
$363,878
Alternative Uses
Best Use
Multifamily LT 5
$467.8K
$409.4K – $545.8K
NOI $32,749 @ 7.0% cap · market cap 5.28%
Second Best
Apartment 5plus
$422.3K
$369.5K – $492.7K
NOI $29,561 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,559 @ 7.0% cap · market cap 12.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
979
Businesses Nearby
Explore this area
Business Placement
Demographics for 01930, MA
29,729
Population
14,630
Households
2
Avg Household Size
50
Median Age
39%
College-Educated
94%
High-School Grad
26.2 sq mi
ZIP Area
1,135
Density / Sq Mi
$87,898
Median Household Income
$49,580
Median Earnings
$1,395
Median Rent
$587,800
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 - Two occupied apartments provide three-bedroom and one-bedroom layouts, each with in-unit laundry and tenant-paid utilities.
Where is this duplex located?
The property is located at 19 Sadler St Gloucester, MA.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: Two apartments totaling 1,944 square feet; built in 1900; Front unit has three upstairs bedrooms, an open kitchen, and a family room; Rear unit includes one bedroom, pantry and storage space, and in‑unit laundry
