Duplex Property with New
For Sale
$849,999
285 W Meadow Road, Lowell, MA 01854
Updated primary residence paired with a detached, independently equipped two-bedroom accessory dwelling unit.
Property Size2,493 SF
Price / SF$340.95
Days on Market146
Property Features for 285 W Meadow Road
General Information
Standard status
Active
Size
2,493 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
2
Building Details
Year Built
1950
Buildings
2
Listing Agency:
William Raveis R.E. & Home Services
Listed By:
The Lucci Witte Team
(617) 875-4950
Source:
Sarkisboston
Added: Apr 7
Changed: Aug 29
Last Checked: Jun 11 at 3:06AM
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 William Raveis R.E. & Home Services
Investment Insights
Based on property information with market context.
This duplex property combines an existing home with a newly constructed detached accessory dwelling unit. The primary residence has an updated kitchen with granite countertops and stainless steel appliances, along with a new roof, refinished floors, and fresh interior paint. Built in 1950, the home is paired with a separate living space that expands the property’s residential configuration.
The ADU offers approximately 900 square feet with two bedrooms, a kitchen, living room, and full bathroom. Its construction remains ongoing, allowing for some personal customization. The property is located at 285 W Meadow Road in Lowell, near schools, parks, and a hospital.
The ADU offers approximately 900 square feet with two bedrooms, a kitchen, living room, and full bathroom. Its construction remains ongoing, allowing for some personal customization. The property is located at 285 W Meadow Road in Lowell, near schools, parks, and a hospital.
Key Highlights
- Detached ADU with approximately 900 square feet of living space
- ADU includes two bedrooms, kitchen, living room, and full bathroom
- Existing home features an updated kitchen with granite countertops and stainless steel appliances
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
$49,395
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
5.81%
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%
$987,900
$987.9K
Cap Rate 7%
$705,643
$705.6K
Cap Rate 9%
$548,833
$548.8K
Market Conditions
NOI Build-Up for 2,493 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
$76.3K $30.60/SF
− Vacancy
−$5.7K −$2.30/SF
EGI
$70.6K $28.31/SF
− OpEx
−$21.2K −$8.49/SF
NOI
$49.4K $19.81/SF
Area
Lowell, MA
Vacancy
7.50%
Lease Rate
$30.60 /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%
$987,900
Cap Rate 7%
$705,643
Cap Rate 9%
$548,833
Alternative Uses
Best Use
Multifamily LT 5
$705.6K
$617.4K – $823.3K
NOI $49,395 @ 7.0% cap · market cap 5.81%
Second Best
Apartment 5plus
$635.3K
$555.9K – $741.2K
NOI $44,471 @ 7.0% cap · market cap 5.23%
Theoretical Best
Office A
$877.4K
$767.8K – $1.02M
NOI $61,421 @ 7.0% cap · market cap 7.23%
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
560
Businesses Nearby
Explore this area
Business Placement
Demographics for 01854, MA
29,561
Population
10,960
Households
2.7
Avg Household Size
31
Median Age
30%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
7,390
Density / Sq Mi
$70,397
Median Household Income
$39,216
Median Earnings
$1,477
Median Rent
$360,500
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 - Updated primary residence paired with a detached, independently equipped two-bedroom accessory dwelling unit.
Where is this duplex located?
The property is located at 285 W Meadow Road Lowell, MA.
What is the asking price?
The asking price for this property is $849,999.
What are key features of this property?
This property features: Detached ADU with approximately 900 square feet of living space; ADU includes two bedrooms, kitchen, living room, and full bathroom; Existing home features an updated kitchen with granite countertops and stainless steel appliances
