Duplex with Separate
New
For Sale
$775,000
205 Stackpole Street, Lowell, MA 01852
Both residences are leased and have individual heating, electrical, and water-heating systems.
Property Size2,955 SF
Lot Size0.13 Acres
Price / SF$262.27
Days on Market4
Property Features for 205 Stackpole Street
General Information
Standard status
Active
Size
2,955 SF
Lot size
0.13 Acres
Property subtype
2 Family - 2 Units Up/Down
Occupancy
100%
Financials
Gross Income
$64,200
Average Monthly Rent
$2,675
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,433
Building Details
Building Size
2,955 SF
Year Built
1900
Buildings
1
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Verani Realty Methuen
Listed By:
Tony Ducharme
(978) 505-9296
Source:
Kevinfruh
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 9:52AM
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 Berkshire Hathaway HomeServices Verani Realty Methuen
Investment Insights
Based on property information with market context.
Built in 1900, this 2,955-square-foot duplex contains 11 rooms, 6+ bedrooms, and two full bathrooms. The interiors have hardwood, tile, and carpet flooring, along with granite countertops and stainless steel appliances. Each residence has its own updated water heater, electrical circuit breakers, and heating system. Both units are leased, and the property has full de-leading compliance.
The home sits on an approximately 5,663-square-foot lot. Off-street parking accommodates 4+ cars, with space for two additional cars in front. The main roof is 8 years old; the flat roof is 1 year old.
The home sits on an approximately 5,663-square-foot lot. Off-street parking accommodates 4+ cars, with space for two additional cars in front. The main roof is 8 years old; the flat roof is 1 year old.
Key Highlights
- 2,955‑square‑foot duplex with 11 rooms, 6+ bedrooms, and two full bathrooms
- Both units are leased and have individual updated heating, electrical, and water‑heating systems
- Full de‑leading compliance
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
$58,549
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
7.55%
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%
$1,170,980
$1.2M
Cap Rate 7%
$836,414
$836.4K
Cap Rate 9%
$650,544
$650.5K
Market Conditions
NOI Build-Up for 2,955 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
$90.4K $30.60/SF
− Vacancy
−$6.8K −$2.30/SF
EGI
$83.6K $28.31/SF
− OpEx
−$25.1K −$8.49/SF
NOI
$58.5K $19.81/SF
Area
Lowell, MA
Vacancy
7.50%
Lease Rate
$30.60 /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%
$1,170,980
Cap Rate 7%
$836,414
Cap Rate 9%
$650,544
Alternative Uses
Best Use
Multifamily LT 5
$836.4K
$731.9K – $975.8K
NOI $58,549 @ 7.0% cap · market cap 7.55%
Second Best
Apartment 5plus
$753.0K
$658.9K – $878.6K
NOI $52,713 @ 7.0% cap · market cap 6.80%
Theoretical Best
Office A
$1.04M
$910.1K – $1.21M
NOI $72,804 @ 7.0% cap · market cap 9.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,969
Businesses Nearby
Explore this area
Business Placement
Demographics for 01852, MA
36,708
Population
15,363
Households
2.4
Avg Household Size
37
Median Age
33%
College-Educated
86%
High-School Grad
5.0 sq mi
ZIP Area
7,342
Density / Sq Mi
$77,058
Median Household Income
$48,976
Median Earnings
$1,567
Median Rent
$397,200
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 - Both residences are leased and have individual heating, electrical, and water-heating systems.
Where is this duplex located?
The property is located at 205 Stackpole Street Lowell, MA.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: 2,955‑square‑foot duplex with 11 rooms, 6+ bedrooms, and two full bathrooms; Both units are leased and have individual updated heating, electrical, and water‑heating systems; Full de‑leading compliance
