Established Multi-Family Rental
For Sale
$1,055,000
25 Oakwood Road, Eastham, MA 02642
Turnkey multi-family property in Eastham with immediate year-round income.
Property Size2,314 SF
Price / SF$455.92
Days on Market108
Property Features for 25 Oakwood Road
General Information
Standard status
Active
Size
2,314 SF
Property subtype
Multi Family Home
Building Details
Year Built
1987
Listing Agency:
LPT Realty, LLC
(508) 846-2243
Listed By:
Erin Terkelsen
(508) 846-2243
Source:
Alliancepartnersre
Added: Apr 23
Changed: Jul 10
Last Checked: Aug 8 at 12:22PM
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 LPT Realty, LLC
Investment Insights
Based on property information with market context.
Located in Eastham's Narrowland, this multi-family rental property combines Cape Cod charm with high-yield performance. The property features a main house and a one-bedroom apartment above the two-car garage, known as the 'Tree House'. This turnkey operation is sold furnished for immediate year-round income. The property has an 11-year history and over 530 reviews. It offers a versatile rental strategy, blending high summer occupancy with a proven track record as a reliable winter rental. Capital improvements include 2022 interior updates, smart climate controls, and critical infrastructure upgrades such as a new well pump, wellhead and water main. Windows were replaced in 2021, and LVP flooring was installed in 2019. The property is tucked into a wooded setting just off Route 6 and includes an expansive area made for relaxation.
Key Highlights
- Turnkey multi‑family rental property with established 11‑year history and over 530 reviews, sold furnished for immediate year‑round income.
- Prime location in Eastham's Narrowland, close to both Atlantic sunrise and Cape Cod Bay sunset.
- Versatile rental strategy with proven track record for both high summer occupancy and reliable winter rentals.
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
$46,369
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
4.40%
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%
$927,380
$927.4K
Cap Rate 7%
$662,414
$662.4K
Cap Rate 9%
$515,211
$515.2K
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
$86.9K $37.56/SF
− Vacancy
−$2.6K −$1.13/SF
EGI
$84.3K $36.43/SF
− OpEx
−$37.9K −$16.39/SF
NOI
$46.4K $20.04/SF
Area
Barnstable County, MA
Vacancy
3.00%
Lease Rate
$37.56 /SF/Yr
Expense Ratio
45.00%
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%
$927,380
Cap Rate 7%
$662,414
Cap Rate 9%
$515,211
Alternative Uses
Best Use
Apartment 5plus
$662.4K
$579.6K – $772.8K
NOI $46,369 @ 7.0% cap · market cap 4.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$943.0K
$825.1K – $1.10M
NOI $66,008 @ 7.0% cap · market cap 6.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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?
Multifamily property - Turnkey multi-family property in Eastham with immediate year-round income.
Where is this multifamily property located?
The property is located at 25 Oakwood Road Eastham, MA.
What is the asking price?
The asking price for this property is $1,055,000.
What are key features of this property?
This property features: Turnkey multi‑family rental property with established 11‑year history and over 530 reviews, sold furnished for immediate year‑round income.; Prime location in Eastham's Narrowland, close to both Atlantic sunrise and Cape Cod Bay sunset.; Versatile rental strategy with proven track record for both high summer occupancy and reliable winter rentals.
