Duplex with Separate Tree House
For Sale
$995,000
25 Oakwood Road, Eastham, MA 02642
MULTI_FAMILY - Eastham, MA
Property Size2,314 SF
Lot Size1.13 Acres
Price / SF$429.99
Days on Market123
Property Features for 25 Oakwood Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Reside
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 4, Bathroom 3, Bathroom 1, Basement, Bedroom 3
Parking
12
Parking features
Driveway, Open, Paved or Surfaced
Patio and Porch features
Deck
Interior features
Attic Storage, Linen Closet, Sound System
Exterior features
Private Yard, Outdoor Shower
Basement
Full
Appliances
Water Heater, Gas Range, Dishwasher, Microwave, Refrigerator, Washer
Lot features
Corner Lot, Level
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
Route 6 to Oakwood Road.
Subdivision
Eastham
Standard status
Active
APN
EAST M:0002 L:0057
Size
2,314 SF
Lot size
1.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6421
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating), Oil, Electric (Heating)
Water source
Public
Amenities
mahogany decks
double outdoor shower
private deck
dedicated laundry
smart climate controls
Building Details
Year built
1987
Floors in Building
2
Number of units
2
Flooring type
Tile, Vinyl, Carpet
Building materials
Shingle Siding
Roof type
Asphalt
Additional Structures
Storage
Listing Agency:
LPT Realty
(401) 757-0845
Listed By:
Erin Terkelsen
(508) 846-2243
Added: Apr 8
Changed: Aug 4
Last Checked: Aug 8 at 6:06PM
MLS# 22601322
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, 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 duplex at 25 Oakwood Road features two separate living spaces: a spacious main house and the “Tree House,” a one-bedroom apartment above the 2-car garage. The property includes outdoor living with deck areas, plus private outdoor shower features and a dedicated laundry in the Tree House. Interior features include attic storage and a sound system, and the home is supported by multiple heating sources including propane, electric, and oil.
Set on 1.13 acres, the property is tucked into a wooded setting just off Route 6 with public water service and a septic tank.
Recent capital improvements include interior updates in 2022, smart climate controls, and critical infrastructure work such as a new well system, wellhead, and water main. Additional updates include 2021 windows and 2019 LVP flooring. The Tree House has a private 14x26 deck, while the main house includes mahogany decks.
Set on 1.13 acres, the property is tucked into a wooded setting just off Route 6 with public water service and a septic tank.
Recent capital improvements include interior updates in 2022, smart climate controls, and critical infrastructure work such as a new well system, wellhead, and water main. Additional updates include 2021 windows and 2019 LVP flooring. The Tree House has a private 14x26 deck, while the main house includes mahogany decks.
Key Highlights
- Tree House: one‑bedroom apartment above the 2‑car garage
- Private 14x26 deck for the Tree House
- 1.13‑acre wooded property just off Route 6
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
$51,583
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
5.18%
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%
$1,031,660
$1.0M
Cap Rate 7%
$736,900
$736.9K
Cap Rate 9%
$573,144
$573.1K
Market Conditions
NOI Build-Up for 2,314 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
$76.4K $33.00/SF
− Vacancy
−$2.7K −$1.16/SF
EGI
$73.7K $31.85/SF
− OpEx
−$22.1K −$9.55/SF
NOI
$51.6K $22.29/SF
Area
Barnstable County, MA
Vacancy
3.50%
Lease Rate
$33.00 /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%
$1,031,660
Cap Rate 7%
$736,900
Cap Rate 9%
$573,144
Alternative Uses
Best Use
Multifamily LT 5
$736.9K
$644.8K – $859.7K
NOI $51,583 @ 7.0% cap · market cap 5.18%
Second Best
Apartment 5plus
$662.4K
$579.6K – $772.8K
NOI $46,369 @ 7.0% cap · market cap 4.66%
Theoretical Best
Office A
$943.0K
$825.1K – $1.10M
NOI $66,008 @ 7.0% cap · market cap 6.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
61
Businesses Nearby
Explore this area
Business Placement
Demographics for 02642, MA
5,752
Population
6,349
Households
0.9
Avg Household Size
61
Median Age
52%
College-Educated
96%
High-School Grad
14.0 sq mi
ZIP Area
411
Density / Sq Mi
$72,683
Median Household Income
$42,638
Median Earnings
$1,692
Median Rent
$668,400
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 rental units in Eastham, including a one-bedroom apartment above the garage with a private deck.
Where is this duplex located?
The property is located at 25 Oakwood Road Eastham, MA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Tree House: one‑bedroom apartment above the 2‑car garage; Private 14x26 deck for the Tree House; 1.13‑acre wooded property just off Route 6
