Duplex Residence with Accessory
New
For Sale
$1,399,900
20-A High St, Wilmington, MA 01887
Flexible two-residence layout with private entrances, separate laundry areas, and garage space for both living areas.
Property Size4,376 SF
Price / SF$319.90
Days on Market6
Property Features for 20-A High St
General Information
Standard status
Active
Size
4,376 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Amenities
fenced-in backyard
separate laundry facilities
sunroom
Building Details
Year Built
1990
Construction
Cape
Listing Agency:
James Goddard Of Coldwell Banker Realty Nashua
Listed By:
Chinatti Realty
(978) 320-3377
Source:
Chinattirealty
Added: Sep 9
Changed: Sep 13
Last Checked: Sep 13 at 8:30AM
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 James Goddard Of Coldwell Banker Realty Nashua
Investment Insights
Based on property information with market context.
This 1990 duplex property provides approximately 4,376 square feet across a primary residence and a separate accessory apartment. The main home includes four bedrooms, an office, dining room, kitchen, family room, sunroom, and a mudroom with built-in storage. It also includes a private two-car garage and multiple areas for daily living or entertaining.
The accessory apartment has its own entrance and includes a kitchen, living room, dining area, office, laundry, one-and-a-half bathrooms, and a private one-car garage. Additional property features include separate laundry facilities, a fenced backyard, and flexible space for extended household use or guests. The property is located near Interstate 93, the commuter rail, shopping, dining, and other Wilmington amenities.
The accessory apartment has its own entrance and includes a kitchen, living room, dining area, office, laundry, one-and-a-half bathrooms, and a private one-car garage. Additional property features include separate laundry facilities, a fenced backyard, and flexible space for extended household use or guests. The property is located near Interstate 93, the commuter rail, shopping, dining, and other Wilmington amenities.
Key Highlights
- Approximately 4,376 square feet of living space
- Four‑bedroom main residence with office, sunroom, family room, and mudroom
- Separate accessory apartment with private entrance, office, laundry, and 1.5 bathrooms
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
$92,598
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
6.61%
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%
$1,851,960
$1.9M
Cap Rate 7%
$1,322,829
$1.3M
Cap Rate 9%
$1,028,867
$1.0M
Market Conditions
NOI Build-Up for 4,376 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
$139.2K $31.80/SF
− Vacancy
−$6.9K −$1.57/SF
EGI
$132.3K $30.23/SF
− OpEx
−$39.7K −$9.07/SF
NOI
$92.6K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$1,851,960
Cap Rate 7%
$1,322,829
Cap Rate 9%
$1,028,867
Alternative Uses
Best Use
Multifamily LT 5
$1.32M
$1.16M – $1.54M
NOI $92,598 @ 7.0% cap · market cap 6.61%
Second Best
Apartment 5plus
$1.24M
$1.09M – $1.45M
NOI $87,068 @ 7.0% cap · market cap 6.22%
Theoretical Best
Office A
$2.59M
$2.27M – $3.02M
NOI $181,340 @ 7.0% cap · market cap 12.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
Explore this area
Business Placement
Demographics for 01887, MA
23,349
Population
8,032
Households
2.9
Avg Household Size
42
Median Age
49%
College-Educated
97%
High-School Grad
17.0 sq mi
ZIP Area
1,373
Density / Sq Mi
$161,473
Median Household Income
$73,770
Median Earnings
$2,412
Median Rent
$646,200
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 - Flexible two-residence layout with private entrances, separate laundry areas, and garage space for both living areas.
Where is this duplex located?
The property is located at 20-A High St Wilmington, MA.
What is the asking price?
The asking price for this property is $1,399,900.
What are key features of this property?
This property features: Approximately 4,376 square feet of living space; Four‑bedroom main residence with office, sunroom, family room, and mudroom; Separate accessory apartment with private entrance, office, laundry, and 1.5 bathrooms
