Duplex with Walkout Lower
New
For Sale
$725,000
27 Mcguerty, Brewster, MA 02631
Separate-entry lower floor includes parking, laundry, and room for kitchen and bath improvements.
Property Size2,282 SF
Price / SF$317.70
Days on Market5
Property Features for 27 Mcguerty
General Information
Standard status
Active
Size
2,282 SF
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,013
Amenities
leased solar system
whole-house generator
fully fenced yard
two sheds
hardscaping
established plantings
laundry
separate parking
Building Details
Building Size
2,282 SF
Year Built
1970
Buildings
1
Listing Agency:
Keller Williams Realty
Listed By:
Leighton Team
(508) 534-7200
Source:
Paulgrover
Added: Sep 21
Changed: Sep 25
Last Checked: Sep 24 at 1:45PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This 2,282-square-foot duplex, built in 1970, offers a three-bedroom main level with an updated kitchen and bath. A walkout lower level has private entrances, separate parking, and laundry, along with space for a kitchen and bath. The upper level also includes a loft reached by pull-down stairs, providing additional room for an office, studio, or storage.
Property features include a leased solar system, newer roof, newer boiler, whole-house generator, fully fenced yard, two sheds, hardscaping, and established plantings. The residence is near Route 6 and approximately a five-minute ride from Brewster’s bayside beaches and the Cape Cod Rail Trail. The property is zoned RESD.
Property features include a leased solar system, newer roof, newer boiler, whole-house generator, fully fenced yard, two sheds, hardscaping, and established plantings. The residence is near Route 6 and approximately a five-minute ride from Brewster’s bayside beaches and the Cape Cod Rail Trail. The property is zoned RESD.
Key Highlights
- 2,282‑square‑foot duplex on a 1970‑built property
- Three‑bedroom main level with updated kitchen and bath
- Walkout lower level with private entrances, separate parking, and laundry
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
$50,869
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
7.02%
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%
$1,017,380
$1.0M
Cap Rate 7%
$726,700
$726.7K
Cap Rate 9%
$565,211
$565.2K
Market Conditions
NOI Build-Up for 2,282 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
$75.3K $33.00/SF
− Vacancy
−$2.6K −$1.16/SF
EGI
$72.7K $31.85/SF
− OpEx
−$21.8K −$9.55/SF
NOI
$50.9K $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%
$1,017,380
Cap Rate 7%
$726,700
Cap Rate 9%
$565,211
Alternative Uses
Best Use
Multifamily LT 5
$726.7K
$635.9K – $847.8K
NOI $50,869 @ 7.0% cap · market cap 7.02%
Second Best
Apartment 5plus
$653.2K
$571.6K – $762.1K
NOI $45,727 @ 7.0% cap · market cap 6.31%
Theoretical Best
Office A
$929.9K
$813.7K – $1.08M
NOI $65,095 @ 7.0% cap · market cap 8.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Explore this area
Business Placement
Demographics for 02631, MA
10,178
Population
8,215
Households
1.2
Avg Household Size
58
Median Age
52%
College-Educated
98%
High-School Grad
22.2 sq mi
ZIP Area
458
Density / Sq Mi
$93,427
Median Household Income
$47,395
Median Earnings
$1,386
Median Rent
$621,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate-entry lower floor includes parking, laundry, and room for kitchen and bath improvements.
Where is this duplex located?
The property is located at 27 Mcguerty Brewster, MA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 2,282‑square‑foot duplex on a 1970‑built property; Three‑bedroom main level with updated kitchen and bath; Walkout lower level with private entrances, separate parking, and laundry
