Cape-Style Duplex with
New
For Sale
$1,399,900
20-A High St, Wilmington, MA 01887
Residential Income, Wilmington, MA
Property Size4,376 SF
Lot Size0.86 Acres
Price / SF$319.90
Days on Market7
Property Features for 20-A High St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Res
Bedrooms
5
Bathrooms
5
Full bathrooms
4
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 2, Bathroom 3, Bedroom 4, Bedroom 2, Bedroom 3, Bedroom 5, Bathroom 4, Bathroom 1, Bathroom 5
Parking
11
Fireplace
1
Middle school
Wms
High school
Whs
Directions
Woburn to High or Middlesex to High
Standard status
Active
APN
M:0096 L:0000 P:0009B,889856
Size
4,376 SF
Lot size
0.86 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11917
Amenities
fenced-in backyard
Building Details
Year built
1990
Floors in Building
4
Number of units
2
Listing Agency:
RE/MAX Encore · RE/MAX International
(978) 988-0028
Listed By:
Elaine Hoff · License #448500476
(978) 375-5514
Added: Sep 8
Changed: Sep 12
Last Checked: Sep 13 at 11:06PM
MLS# 73572724
Copyright © 2026 MLS Property Information Network 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.
Built in 1990, this Cape-style duplex offers 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 mudroom with built-in storage. A private two-car garage and fenced backyard add practical utility.
The accessory apartment has its own entrance and one-car garage, along with a kitchen, living room, dining area, office, laundry, and one-and-a-half bathrooms. The property occupies 0.86 acres and is located at 20-A High Street in Wilmington, near Interstate 93, the commuter rail, shopping, dining, and other local amenities. Zoning is Res.
The accessory apartment has its own entrance and one-car garage, along with a kitchen, living room, dining area, office, laundry, and one-and-a-half bathrooms. The property occupies 0.86 acres and is located at 20-A High Street in Wilmington, near Interstate 93, the commuter rail, shopping, dining, and other local amenities. Zoning is Res.
Key Highlights
- 4,376‑square‑foot duplex on 0.86 acres
- Primary residence includes four bedrooms and a private two‑car garage
- Accessory apartment has a private entrance and one‑car garage
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Two distinct living areas offer private entrances, dedicated laundry, and flexible household or guest accommodation.
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: 4,376‑square‑foot duplex on 0.86 acres; Primary residence includes four bedrooms and a private two‑car garage; Accessory apartment has a private entrance and one‑car garage
