Side-by-Side Townhouse
For Sale
$799,999
Pending
250-252 Boardman Street, Haverhill, MA 01830
Two side-by-side townhouse-style units on a half-acre lot with 6 total bedrooms and an in-ground pool.
Property Size3,675 SF
Lot Size0.51 Acres
Days on Market46
Property Features for 250-252 Boardman Street
General Information
Standard status
Pending
Size
3,675 SF
Lot size
0.51 Acres
Property subtype
2 Family - 2 Units Side by Side
Additional Details
Multifamily Units
2
Amenities
in-ground pool
detached garage
Building Details
Building Size
3,675 SF
Year Built
1850
Tenancy
Multi
Listing Agency:
IVerty Realty, LLC
(781) 249-6931
Listed By:
Eva Nicholas · License #452508574
(781) 249-6931
Source:
Iverty
Added: Jul 8
Changed: Aug 8
Last Checked: Jul 23 at 2:49AM
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 IVerty Realty, LLC
Investment Insights
Based on property information with market context.
This side-by-side, townhouse-style duplex offers the feel of two single-family homes within one property. Totaling 6 bedrooms, the layout is designed for comfortable, spacious living on each side, with room for everyday use and flexible arrangements.
Set on a beautiful half-acre lot in Haverhill, the outdoor space includes an in-ground pool for year-round enjoyment in season. A detached garage adds further versatility and offers potential for an ADU or additional living space, depending on how the space is configured. The combination of generous indoor volume, a private backyard setting, and added outbuilding flexibility makes this duplex a strong option for owner-occupants or investors looking for a multi-family with a residential feel.
Set on a beautiful half-acre lot in Haverhill, the outdoor space includes an in-ground pool for year-round enjoyment in season. A detached garage adds further versatility and offers potential for an ADU or additional living space, depending on how the space is configured. The combination of generous indoor volume, a private backyard setting, and added outbuilding flexibility makes this duplex a strong option for owner-occupants or investors looking for a multi-family with a residential feel.
Key Highlights
- Two side‑by‑side townhouse‑style units on a 0.51‑acre lot in Haverhill
- 6 total bedrooms across the two units
- Year built: 1850
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
$61,910
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
7.74%
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%
$1,238,200
$1.2M
Cap Rate 7%
$884,429
$884.4K
Cap Rate 9%
$687,889
$687.9K
Market Conditions
NOI Build-Up for 3,675 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
$92.6K $25.20/SF
− Vacancy
−$4.2K −$1.13/SF
EGI
$88.4K $24.07/SF
− OpEx
−$26.5K −$7.22/SF
NOI
$61.9K $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%
$1,238,200
Cap Rate 7%
$884,429
Cap Rate 9%
$687,889
Alternative Uses
Best Use
Multifamily LT 5
$884.4K
$773.9K – $1.03M
NOI $61,910 @ 7.0% cap · market cap 7.74%
Second Best
Apartment 5plus
$798.3K
$698.6K – $931.4K
NOI $55,884 @ 7.0% cap · market cap 6.99%
Theoretical Best
Office A
$2.18M
$1.90M – $2.54M
NOI $152,291 @ 7.0% cap · market cap 19.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
198
Businesses Nearby
Explore this area
Business Placement
Demographics for 01830, MA
27,553
Population
11,159
Households
2.5
Avg Household Size
41
Median Age
30%
College-Educated
89%
High-School Grad
13.9 sq mi
ZIP Area
1,982
Density / Sq Mi
$79,784
Median Household Income
$49,289
Median Earnings
$1,602
Median Rent
$436,400
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 side-by-side townhouse-style units on a half-acre lot with 6 total bedrooms and an in-ground pool.
Where is this duplex located?
The property is located at 250-252 Boardman Street Haverhill, MA.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: Two side‑by‑side townhouse‑style units on a 0.51‑acre lot in Haverhill; 6 total bedrooms across the two units; Year built: 1850
