Remodeled Duplex with River
For Sale
$889,000
22 Avenue A, Wareham, MA 02571
Two updated residences support flexible living, guest, multigenerational, or rental-use arrangements.
Property Size3,424 SF
Price / SF$259.64
Days on Market8
Property Features for 22 Avenue A
General Information
Standard status
Active
Size
3,424 SF
Property subtype
Multi-family
Units
Unit Mix
1 x 3BR/2.5BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
1910
Listing Agency:
Laforce Realty Corp.
Listed By:
William Bachant
(508) 295-7712
Source:
Elevatedboston
Added: Aug 31
Changed: Sep 6
Last Checked: Sep 6 at 9:39AM
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 Laforce Realty Corp.
Investment Insights
Based on property information with market context.
This duplex property includes a 3-bedroom, 2.5-bath main residence and a separate accessory dwelling unit with one bedroom and one full bath. The primary home offers generous living areas and multiple decks, while the ADU provides single-level ranch-style accommodation. Both residences have been remodeled, and the property totals 3,424 square feet.
Water views of the Wareham River are featured throughout the main residence, creating a strong connection to the waterfront setting. Built in 1910, the property offers flexibility for year-round occupancy, a vacation retreat, extended-family living, or rental use. The address is 22 Avenue A in Wareham, Massachusetts.
Water views of the Wareham River are featured throughout the main residence, creating a strong connection to the waterfront setting. Built in 1910, the property offers flexibility for year-round occupancy, a vacation retreat, extended-family living, or rental use. The address is 22 Avenue A in Wareham, Massachusetts.
Key Highlights
- 3,424‑square‑foot duplex property
- Main residence includes 3 bedrooms and 2.5 baths
- Accessory dwelling unit has 1 bedroom and 1 full bath
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
$57,867
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
6.51%
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%
$1,157,340
$1.2M
Cap Rate 7%
$826,671
$826.7K
Cap Rate 9%
$642,967
$643.0K
Market Conditions
NOI Build-Up for 3,424 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
$87.3K $25.50/SF
− Vacancy
−$4.6K −$1.36/SF
EGI
$82.7K $24.14/SF
− OpEx
−$24.8K −$7.24/SF
NOI
$57.9K $16.90/SF
Area
Plymouth County, MA
Vacancy
5.32%
Lease Rate
$25.50 /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%
$1,157,340
Cap Rate 7%
$826,671
Cap Rate 9%
$642,967
Alternative Uses
Best Use
Multifamily LT 5
$826.7K
$723.3K – $964.5K
NOI $57,867 @ 7.0% cap · market cap 6.51%
Second Best
Apartment 5plus
$761.9K
$666.7K – $888.9K
NOI $53,332 @ 7.0% cap · market cap 6.00%
Theoretical Best
Office A
$2.03M
$1.77M – $2.36M
NOI $141,890 @ 7.0% cap · market cap 15.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
418
Businesses Nearby
Explore this area
Business Placement
Demographics for 02571, MA
10,858
Population
6,205
Households
1.7
Avg Household Size
51
Median Age
32%
College-Educated
90%
High-School Grad
18.7 sq mi
ZIP Area
581
Density / Sq Mi
$87,302
Median Household Income
$56,282
Median Earnings
$1,427
Median Rent
$422,500
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 - Two updated residences support flexible living, guest, multigenerational, or rental-use arrangements.
Where is this duplex located?
The property is located at 22 Avenue A Wareham, MA.
What is the asking price?
The asking price for this property is $889,000.
What are key features of this property?
This property features: 3,424‑square‑foot duplex property; Main residence includes 3 bedrooms and 2.5 baths; Accessory dwelling unit has 1 bedroom and 1 full bath
