Two-Family Residence with
For Sale
$579,900
Pending
223 Stackpole St, Lowell, MA 01852
Well-maintained two-family home with move-in condition units, basement access, and a spacious yard with garden area.
Property Size2,210 SF
Days on Market102
Property Features for 223 Stackpole St
General Information
Standard status
Pending
Size
2,210 SF
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,434
Building Details
Building Size
2,210 SF
Year Built
1890
Listing Agency:
LAER Realty Partners
Listed By:
The Rogers / Melo Team
(617) 327-7500
Source:
Kevinfruh
Added: May 28
Changed: Aug 7
Last Checked: Jul 23 at 5:30AM
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 LAER Realty Partners
Investment Insights
Based on property information with market context.
This well-maintained two-family residence offers two separate living units in a configuration suited for both owner-occupancy and rental use. The first-floor unit includes gas space heating and a pantry with a washer and dryer, along with access to the basement. The second-floor unit has access to a walk-up attic and a younger FHA gas furnace. Additional updates include a chimney update.
The property includes a spacious yard with a garden area. It is also described as conveniently located near shopping, restaurants, schools, public transportation, and major highways.
Additional residential features mentioned include natural light and functional living space in both units, along with move-in condition overall.
The property includes a spacious yard with a garden area. It is also described as conveniently located near shopping, restaurants, schools, public transportation, and major highways.
Additional residential features mentioned include natural light and functional living space in both units, along with move-in condition overall.
Key Highlights
- Well‑maintained 2‑family home (built 1890) with move‑in condition units
- 1st‑floor unit includes gas space heating, pantry with washer & dryer, and basement access
- 2nd‑floor unit has access to a walk‑up attic and a young FHA gas furnace
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
$43,788
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%
$875,760
$875.8K
Cap Rate 7%
$625,543
$625.5K
Cap Rate 9%
$486,533
$486.5K
Market Conditions
NOI Build-Up for 2,210 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
$67.6K $30.60/SF
− Vacancy
−$5.1K −$2.30/SF
EGI
$62.6K $28.31/SF
− OpEx
−$18.8K −$8.49/SF
NOI
$43.8K $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%
$875,760
Cap Rate 7%
$625,543
Cap Rate 9%
$486,533
Alternative Uses
Best Use
Multifamily LT 5
$625.5K
$547.4K – $729.8K
NOI $43,788 @ 7.0% cap · market cap 7.55%
Second Best
Apartment 5plus
$563.2K
$492.8K – $657.1K
NOI $39,423 @ 7.0% cap · market cap 6.80%
Theoretical Best
Office A
$777.8K
$680.6K – $907.5K
NOI $54,449 @ 7.0% cap · market cap 9.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
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
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 - Well-maintained two-family home with move-in condition units, basement access, and a spacious yard with garden area.
Where is this duplex located?
The property is located at 223 Stackpole St Lowell, MA.
What is the asking price?
The asking price for this property is $579,900.
What are key features of this property?
This property features: Well‑maintained 2‑family home (built 1890) with move‑in condition units; 1st‑floor unit includes gas space heating, pantry with washer & dryer, and basement access; 2nd‑floor unit has access to a walk‑up attic and a young FHA gas furnace
