Duplex with Separate Living
New
For Sale
$1,399,000
20-22 Glendale Lane, Harwich, MA 02645
MULTI_FAMILY - Harwich, MA
Property Size3,138 SF
Lot Size0.36 Acres
Price / SF$445.83
Days on Market7
Property Features for 20-22 Glendale Lane
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
R
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Bathroom 3, Basement
Parking
4
Parking features
Driveway
Patio and Porch features
Deck
Interior features
Recessed Lighting
Exterior features
Private Yard, Outdoor Shower, Garden
Fencing
Fenced
Fireplace
1
Basement
Finished, Full
Appliances
Water Heater, Countertop Range, Dishwasher, Microwave, Refrigerator
Lot features
Cleared, Fenced/ Enclosed, Level
Elementary school district
Monomoy
Middle school district
Monomoy
High school district
Monomoy
Directions
Rt. 28 to Ridgevale Road. Follow Ridgevale Road to the end, then turn left onto Glendale Lane. Property is located at 20-22 Glendale Lane.
Subdivision
Harwich
Standard status
Active
APN
HARW M:44 B: L:N1-55-0
Size
3,138 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4292
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
deck
private outdoor shower
yard
Building Details
Year built
1962
Floors in Building
2
Number of units
2
Flooring type
Tile, Hardwood
Roof type
Asphalt
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(508) 862-8021
Listed By:
Marisol Franco · License #9538287
(413) 427-0151
Added: Aug 15
Changed: Aug 18
Last Checked: Aug 21 at 3:06AM
MLS# 22604040
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This town-approved duplex in Harwich combines a renovated primary residence with a separate one-bedroom unit. The main home includes three bedrooms, updated hardwood flooring, a redesigned kitchen with vaulted ceilings, stone counters, center island, and new appliances, along with a remodeled primary bathroom. Finished lower-level living space adds another bedroom and flexible interior area. The second unit includes its own kitchen and bath, with mini-split heating and cooling.
Improvements include new siding, windows, skylights, plumbing, electrical systems, HVAC, and a new septic system. The property also offers central air, natural-gas heat, public water, a large deck, private outdoor shower, fenced yard, and driveway parking. Located in Harwich, the property is less than two miles from the beach.
Improvements include new siding, windows, skylights, plumbing, electrical systems, HVAC, and a new septic system. The property also offers central air, natural-gas heat, public water, a large deck, private outdoor shower, fenced yard, and driveway parking. Located in Harwich, the property is less than two miles from the beach.
Key Highlights
- Two‑family property with 3,138 square feet of living space
- 0.36‑acre lot with generous yard, fenced outdoor area, and driveway parking
- Renovated primary residence with three bedrooms and finished lower‑level space
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 - Renovated primary residence and second unit support owner occupancy, extended-family living, or rental use.
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: Two‑family property with 3,138 square feet of living space; 0.36‑acre lot with generous yard, fenced outdoor area, and driveway parking; Renovated primary residence with three bedrooms and finished lower‑level space
