Renovated Duplex with
For Sale
$724,990
25 High St, Haverhill, MA 01832
Two separately serviced units include a large multilevel residence and a compact apartment near public transportation and downtown.
Property Size2,112 SF
Price / SF$343.27
Days on Market103
Property Features for 25 High St
General Information
Standard status
Active
Size
2,112 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
RH
Net Operating Income
$62,400
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 4BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,378
Building Details
Building Size
2,112 SF
Year Built
1900
Year Renovated
2021
Buildings
1
Stories
5
Listing Agency:
Atlantic Properties
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 20
Changed: Aug 29
Last Checked: Aug 30 at 1:30PM
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 Atlantic Properties
Investment Insights
Based on property information with market context.
This 2,112-square-foot duplex, built in 1900 and renovated in 2021, contains two distinct residential units. The left-side residence spans the first, second, and third floors with 4 bedrooms and 2 bathrooms. Its improvements include updated plumbing and electrical systems, a third-floor bathroom, and a renovated kitchen with white shaker cabinetry, quartz countertops, and a full backsplash. The right-side unit offers a first-floor living room, kitchen, and bathroom, along with a second-floor bedroom featuring a double closet.
Each unit has separate electric and gas utilities. The property also provides off-street parking and is located near public transportation and Haverhill’s downtown district. RH zoning is identified for the property at 25 High St, Haverhill, MA 01832.
Each unit has separate electric and gas utilities. The property also provides off-street parking and is located near public transportation and Haverhill’s downtown district. RH zoning is identified for the property at 25 High St, Haverhill, MA 01832.
Key Highlights
- 2,112 SF duplex with two separate residential units
- Left‑side unit has 4 bedrooms, 2 bathrooms, and spans three floors
- Right‑side unit includes a first‑floor living area, kitchen, bathroom, and second‑floor bedroom
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
$35,579
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
4.91%
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%
$711,580
$711.6K
Cap Rate 7%
$508,271
$508.3K
Cap Rate 9%
$395,322
$395.3K
Market Conditions
NOI Build-Up for 2,112 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
$53.2K $25.20/SF
− Vacancy
−$2.4K −$1.13/SF
EGI
$50.8K $24.07/SF
− OpEx
−$15.2K −$7.22/SF
NOI
$35.6K $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%
$711,580
Cap Rate 7%
$508,271
Cap Rate 9%
$395,322
Alternative Uses
Best Use
Multifamily LT 5
$508.3K
$444.7K – $593.0K
NOI $35,579 @ 7.0% cap · market cap 4.91%
Second Best
Apartment 5plus
$458.8K
$401.5K – $535.3K
NOI $32,116 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,521 @ 7.0% cap · market cap 12.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,326
Businesses Nearby
Explore this area
Business Placement
Demographics for 01832, MA
25,656
Population
10,735
Households
2.4
Avg Household Size
38
Median Age
28%
College-Educated
90%
High-School Grad
11.4 sq mi
ZIP Area
2,251
Density / Sq Mi
$81,141
Median Household Income
$47,151
Median Earnings
$1,612
Median Rent
$410,300
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 separately serviced units include a large multilevel residence and a compact apartment near public transportation and downtown.
Where is this duplex located?
The property is located at 25 High St Haverhill, MA.
What is the asking price?
The asking price for this property is $724,990.
What are key features of this property?
This property features: 2,112 SF duplex with two separate residential units; Left‑side unit has 4 bedrooms, 2 bathrooms, and spans three floors; Right‑side unit includes a first‑floor living area, kitchen, bathroom, and second‑floor bedroom
