Three-Unit Residential Income
For Sale
Under Contract
$799,000
20 Shepherd St, Gloucester, MA 01930
Residential Income, Gloucester, MA
Property Size2,904 SF
Lot Size0.11 Acres
Price / SF$275.14
Days on Market36
Property Features for 20 Shepherd St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-5
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 6, Bedroom 5, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 4, Bathroom 3, Bedroom 3, Bedroom 2
Parking
5
Directions
GPS
Standard status
Active Under Contract
APN
M:0026 B:0068 L:0000,1894861
Size
2,904 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6197
Building Details
Year built
1900
Floors in Building
6
Number of units
3
Listing Agency:
Keller Williams Realty Evolution
(978) 927-8700
Listed By:
Keller Williams Realty Evolution
(781) 395-5600
Added: Aug 11
Changed: Sep 12
Last Checked: Sep 15 at 11:06PM
MLS# 73561763
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.
This R-5-zoned triplex contains 2,904 square feet across three residential units. Each unit includes two bedrooms and one full bathroom, creating a consistent configuration throughout the property. A driveway provides off-street parking for multiple vehicles. The property was built in 1900 and occupies 0.109 acres.
The property is located at 20 Shepherd St in Gloucester, near downtown, shopping, restaurants, beaches, and the waterfront. Route 128 and the MBTA commuter rail are also nearby, providing access to regional destinations and transportation connections. The three-unit layout supports residential income use or owner occupancy within a multifamily configuration.
The property is located at 20 Shepherd St in Gloucester, near downtown, shopping, restaurants, beaches, and the waterfront. Route 128 and the MBTA commuter rail are also nearby, providing access to regional destinations and transportation connections. The three-unit layout supports residential income use or owner occupancy within a multifamily configuration.
Key Highlights
- Three residential units, each with 2 bedrooms and 1 full bathroom
- 2,904‑square‑foot triplex on a 0.109‑acre lot
- R‑5 zoning supports the property’s multifamily classification
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
$48,921
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
6.12%
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%
$978,420
$978.4K
Cap Rate 7%
$698,871
$698.9K
Cap Rate 9%
$543,567
$543.6K
Market Conditions
NOI Build-Up for 2,904 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
$73.2K $25.20/SF
− Vacancy
−$3.3K −$1.13/SF
EGI
$69.9K $24.07/SF
− OpEx
−$21.0K −$7.22/SF
NOI
$48.9K $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%
$978,420
Cap Rate 7%
$698,871
Cap Rate 9%
$543,567
Alternative Uses
Best Use
Multifamily LT 5
$698.9K
$611.5K – $815.4K
NOI $48,921 @ 7.0% cap · market cap 6.12%
Second Best
Apartment 5plus
$630.8K
$552.0K – $736.0K
NOI $44,159 @ 7.0% cap · market cap 5.53%
Theoretical Best
Office A
$1.72M
$1.50M – $2.01M
NOI $120,341 @ 7.0% cap · market cap 15.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,396
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
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?
Triplex - R-5-zoned multifamily property with three matching residential units and driveway parking.
Where is this triplex located?
The property is located at 20 Shepherd St Gloucester, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Three residential units, each with 2 bedrooms and 1 full bathroom; 2,904‑square‑foot triplex on a 0.109‑acre lot; R‑5 zoning supports the property’s multifamily classification
