Two-Unit Duplex with Shared
New
For Sale
$620,000
19 Sadler Street, Gloucester, MA 01930
Owner-occupant layout with separate living areas, kitchens, bathrooms, and laundry facilities.
Property Size1,944 SF
Price / SF$318.93
Days on Market4
Property Features for 19 Sadler Street
General Information
Standard status
Active
Size
1,944 SF
Property subtype
2 Family - 2 Units Up/Down
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
Building Size
1,944 SF
Year Built
1900
Listing Agency:
IVerty Realty, LLC
Listed By:
Mela Dieujuste · License #452508574
(413) 786-0584
Source:
Iverty
Added: Sep 10
Changed: Sep 12
Last Checked: Sep 12 at 3:06PM
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 IVerty Realty, LLC
Investment Insights
Based on property information with market context.
This 1,944-square-foot duplex, built in 1900, contains two distinct residential units. The front residence features three upstairs bedrooms, an open kitchen with a center island, stainless steel appliances, granite countertops, hardwood flooring, a full bathroom, and a family room with stackable laundry. The rear residence includes one bedroom, a kitchen, full bathroom, pantry and storage space, and in-unit laundry.
Exterior features include a shared yard suitable for outdoor tables, chairs, and grills, along with driveway and off-street parking. The property is at 19 Sadler Street in Gloucester, within walking distance of East Veterans Elementary School and near commuter rail, downtown Gloucester, parks, and beaches.
Exterior features include a shared yard suitable for outdoor tables, chairs, and grills, along with driveway and off-street parking. The property is at 19 Sadler Street in Gloucester, within walking distance of East Veterans Elementary School and near commuter rail, downtown Gloucester, parks, and beaches.
Key Highlights
- 1,944 SF duplex with two residential units
- Front unit has 3 bedrooms; rear unit has 1 bedroom
- Front residence includes granite counters, stainless steel appliances, and hardwood floors
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
Current Use
Lease Details
2
Residential units
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Owner-occupant layout with separate living areas, kitchens, bathrooms, and laundry facilities.
Where is this duplex located?
The property is located at 19 Sadler Street 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: 1,944 SF duplex with two residential units; Front unit has 3 bedrooms; rear unit has 1 bedroom; Front residence includes granite counters, stainless steel appliances, and hardwood floors
