Two-Unit Duplex with Updated
For Sale
$725,000
29 Kingsbury Avenue, Haverhill, MA 01835
Residential duplex with refreshed interiors, separate laundry hookups, a detached garage, and off-street parking.
Property Size1,564 SF
Price / SF$463.55
Days on Market154
Property Features for 29 Kingsbury Avenue
General Information
Standard status
Active
Size
1,564 SF
Total Parking Spaces
7
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
Res
Net Operating Income
$47,400
Taxes and HOA fees
Annual Taxes
$5,617
Amenities
No
Range, Dishwasher, Refrigerator, Microwave
2.0
Full, Sump Pump
Living Room, Kitchen
2
2.00
Frame
Shingle
Building Details
Year Built
1900
Listing Agency:
Better Homes and Gardens Real Estate - The Masiello Group
(603) 362-5564
Listed By:
Todd Alperin · License #9073615
(603) 362-5564
Source:
Compass
Added: Mar 31
Changed: Aug 30
Last Checked: Aug 31 at 12:19AM
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 Better Homes and Gardens Real Estate - The Masiello Group
Investment Insights
Based on property information with market context.
This 1,564-square-foot duplex, built in 1900, contains two two-bedroom units with living rooms, kitchens, updated bathrooms, and refreshed kitchen areas. Each apartment has separate laundry hookups. Major building systems have also been addressed, including a new roof, heating systems, central air conditioning systems, and plumbing updates. Vinyl siding, a detached garage, a spacious backyard, and off-street parking add practical value. The property is zoned Res and is located at 29 Kingsbury Avenue in Haverhill, Massachusetts.
Shopping, dining, schools, commuter rail, and major highways are identified as nearby amenities, giving the property access to everyday services and regional transportation connections. The two-unit layout may accommodate an owner-occupant or a multifamily investment strategy, as supported by the existing configuration.
Shopping, dining, schools, commuter rail, and major highways are identified as nearby amenities, giving the property access to everyday services and regional transportation connections. The two-unit layout may accommodate an owner-occupant or a multifamily investment strategy, as supported by the existing configuration.
Key Highlights
- Two 2‑bedroom residential units within a 1,564‑square‑foot duplex
- New roof, heating systems, and central air conditioning completed within the past 6 months
- Updated kitchens and baths in both units
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
$26,347
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
3.63%
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%
$526,940
$526.9K
Cap Rate 7%
$376,386
$376.4K
Cap Rate 9%
$292,744
$292.7K
Market Conditions
NOI Build-Up for 1,564 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
$39.4K $25.20/SF
− Vacancy
−$1.8K −$1.13/SF
EGI
$37.6K $24.07/SF
− OpEx
−$11.3K −$7.22/SF
NOI
$26.3K $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%
$526,940
Cap Rate 7%
$376,386
Cap Rate 9%
$292,744
Alternative Uses
Best Use
Multifamily LT 5
$376.4K
$329.3K – $439.1K
NOI $26,347 @ 7.0% cap · market cap 3.63%
Second Best
Apartment 5plus
$339.8K
$297.3K – $396.4K
NOI $23,783 @ 7.0% cap · market cap 3.28%
Theoretical Best
Office A
$925.9K
$810.2K – $1.08M
NOI $64,812 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
439
Businesses Nearby
Explore this area
Business Placement
Demographics for 01835, MA
14,578
Population
5,702
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
94%
High-School Grad
7.8 sq mi
ZIP Area
1,869
Density / Sq Mi
$108,275
Median Household Income
$52,837
Median Earnings
$1,747
Median Rent
$431,400
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 - Residential duplex with refreshed interiors, separate laundry hookups, a detached garage, and off-street parking.
Where is this duplex located?
The property is located at 29 Kingsbury Avenue Haverhill, 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: Two 2‑bedroom residential units within a 1,564‑square‑foot duplex; New roof, heating systems, and central air conditioning completed within the past 6 months; Updated kitchens and baths in both units
