Updated Two-Family
For Sale
$1,399,000
20-22 Glendale Lane, Harwich, MA 02645
Town-approved duplex with renovated interiors, separate living areas, and coastal proximity.
Property Size3,138 SF
Price / SF$445.83
Days on Market9
Property Features for 20-22 Glendale Lane
General Information
Standard status
Active
Size
3,138 SF
Property subtype
Multi-family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Amenities
private outdoor shower
expansive new deck
generous yard
Building Details
Year Built
1962
Buildings
1
Listing Agency:
Coldwell Banker Realty
Listed By:
Marisol Franco
(774) 994-1900
Source:
Buyerbrokers
Added: Aug 13
Changed: Aug 21
Last Checked: Aug 21 at 10:59AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This Town-approved duplex at 20-22 Glendale Lane includes a renovated main residence and a separate one-bedroom unit. The approximately 1,600-square-foot primary dwelling has three bedrooms, updated hardwood flooring, a redesigned kitchen with vaulted ceilings, stone countertops, a center island, and new appliances. Its primary bathroom includes dual vanities, stone finishes, and a large tiled shower. A 700-square-foot finished lower level provides an additional bedroom and living area.
The approximately 800-square-foot second unit includes one bedroom, a kitchen, a bathroom, and mini splits for heating and cooling. Property improvements include new siding, windows, skylights, plumbing, electrical systems, and HVAC with gas heat and central AC. Additional features include a new septic system, city water, a large deck, private outdoor shower, and generous yard. The property is located in Harwich, less than two miles from the beach.
The approximately 800-square-foot second unit includes one bedroom, a kitchen, a bathroom, and mini splits for heating and cooling. Property improvements include new siding, windows, skylights, plumbing, electrical systems, and HVAC with gas heat and central AC. Additional features include a new septic system, city water, a large deck, private outdoor shower, and generous yard. The property is located in Harwich, less than two miles from the beach.
Key Highlights
- Town‑approved duplex at 20‑22 Glendale Lane, Harwich, MA 02645
- Approximately 1,600‑square‑foot main residence with 3 bedrooms
- Approximately 800‑square‑foot second unit with 1 bedroom
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
$69,951
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
5.00%
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%
$1,399,020
$1.4M
Cap Rate 7%
$999,300
$999.3K
Cap Rate 9%
$777,233
$777.2K
Market Conditions
NOI Build-Up for 3,138 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
$103.6K $33.00/SF
− Vacancy
−$3.6K −$1.16/SF
EGI
$99.9K $31.85/SF
− OpEx
−$30.0K −$9.55/SF
NOI
$70.0K $22.29/SF
Area
Barnstable County, MA
Vacancy
3.50%
Lease Rate
$33.00 /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%
$1,399,020
Cap Rate 7%
$999,300
Cap Rate 9%
$777,233
Alternative Uses
Best Use
Multifamily LT 5
$999.3K
$874.4K – $1.17M
NOI $69,951 @ 7.0% cap · market cap 5.00%
Second Best
Apartment 5plus
$898.3K
$786.0K – $1.05M
NOI $62,880 @ 7.0% cap · market cap 4.49%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,513 @ 7.0% cap · market cap 6.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
Explore this area
Business Placement
Demographics for 02645, MA
10,436
Population
6,745
Households
1.5
Avg Household Size
55
Median Age
43%
College-Educated
99%
High-School Grad
16.9 sq mi
ZIP Area
618
Density / Sq Mi
$89,898
Median Household Income
$56,692
Median Earnings
$1,809
Median Rent
$581,200
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 - Town-approved duplex with renovated interiors, separate living areas, and coastal proximity.
Where is this duplex located?
The property is located at 20-22 Glendale Lane Harwich, MA.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Town‑approved duplex at 20‑22 Glendale Lane, Harwich, MA 02645; Approximately 1,600‑square‑foot main residence with 3 bedrooms; Approximately 800‑square‑foot second unit with 1 bedroom
