Duplex with Updated
New
For Sale
$889,000
27 Carr Rd, Saugus, MA 01906
Legal two-family property with separate utilities, driveways, gas heat, solar panels, and off-street parking.
Property Size2,492 SF
Price / SF$355.60
Days on Market3
Property Features for 27 Carr Rd
General Information
Standard status
Active
Size
2,492 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,017
Amenities
hardwood flooring
mini-split air conditioning
fireplace
deck
solar panels
storage shed
granite countertops
stainless steel appliances
separate utilities
separate driveways
Building Details
Building Size
2,492 SF
Year Built
1978
Listing Agency:
Littlefield Real Estate, LLC
Listed By:
Keith Littlefield · License #9510657
(781) 389-0791
Source:
Donnellyandco
Added: Sep 1
Changed: Sep 2
Last Checked: Sep 2 at 2:08PM
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 Littlefield Real Estate, LLC
Investment Insights
Based on property information with market context.
This legal two-family home offers approximately 2,500 square feet of living space in a cul-de-sac setting. The owner's unit includes three bedrooms, two updated bathrooms, an updated kitchen with granite countertops, stainless steel appliances, and an oversized island. Hardwood floors, mini-split air conditioning, a fireplace, and a slider to the deck add to the main living areas. The lower level includes finished space with a second fireplace, bathroom, kitchenette, office, and living room.
The second unit has one bedroom, one bathroom, a newer kitchen and bathroom, and direct backyard access through a slider. Separate utilities and driveways support independent occupancy, while off-street parking accommodates the property. Additional features include gas heat, vinyl siding, solar panels, and a newer storage shed. Built in 1978.
The second unit has one bedroom, one bathroom, a newer kitchen and bathroom, and direct backyard access through a slider. Separate utilities and driveways support independent occupancy, while off-street parking accommodates the property. Additional features include gas heat, vinyl siding, solar panels, and a newer storage shed. Built in 1978.
Key Highlights
- Approximately 2,500 square feet of living space
- Owner's unit includes 3 bedrooms and 2 updated bathrooms
- Separate 1‑bedroom, 1‑bathroom unit with newer kitchen and bathroom
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
$42,116
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
4.74%
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%
$842,320
$842.3K
Cap Rate 7%
$601,657
$601.7K
Cap Rate 9%
$467,956
$468.0K
Market Conditions
NOI Build-Up for 2,500 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
$63.0K $25.20/SF
− Vacancy
−$2.8K −$1.13/SF
EGI
$60.2K $24.07/SF
− OpEx
−$18.0K −$7.22/SF
NOI
$42.1K $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%
$842,320
Cap Rate 7%
$601,657
Cap Rate 9%
$467,956
Alternative Uses
Best Use
Multifamily LT 5
$601.7K
$526.5K – $701.9K
NOI $42,116 @ 7.0% cap · market cap 4.74%
Second Best
Apartment 5plus
$543.1K
$475.2K – $633.6K
NOI $38,016 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$1.48M
$1.29M – $1.73M
NOI $103,599 @ 7.0% cap · market cap 11.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
173
Businesses Nearby
Explore this area
Business Placement
Demographics for 01906, MA
28,619
Population
11,259
Households
2.5
Avg Household Size
45
Median Age
31%
College-Educated
91%
High-School Grad
11.6 sq mi
ZIP Area
2,467
Density / Sq Mi
$100,819
Median Household Income
$52,189
Median Earnings
$1,982
Median Rent
$589,500
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 - Legal two-family property with separate utilities, driveways, gas heat, solar panels, and off-street parking.
Where is this duplex located?
The property is located at 27 Carr Rd Saugus, MA.
What is the asking price?
The asking price for this property is $889,000.
What are key features of this property?
This property features: Approximately 2,500 square feet of living space; Owner's unit includes 3 bedrooms and 2 updated bathrooms; Separate 1‑bedroom, 1‑bathroom unit with newer kitchen and bathroom
