Two-Family Duplex with
For Sale
$825,000
30-32 Exeter St, Lawrence, MA 01843
Well-maintained duplex with separate utilities, private parking, and an unfinished basement for additional space.
Property Size2,836 SF
Price / SF$290.90
Days on Market142
Property Features for 30-32 Exeter St
General Information
Standard status
Active
Size
2,836 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Zoning
Two-Family
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
Window Unit(s)
Natural Gas
Gas Dryer Hookup, Washer Hookup
Wood, Tile, Vinyl
Range, Microwave, Refrigerator
Ceiling Fan(s), Living Room, Kitchen, Family Room
Above Ground
Fenced
Yes
Shingle
1.0
Public Transportation, Shopping, Pool, Park, Laundromat, Public School, Sidewalks
for Gas Dryer, Washer Hookup
8
Building Details
Building Size
2,836 SF
Year Built
1925
Stories
3
Listing Agency:
William Raveis R.E. & Home Services
Listed By:
The Lucci Witte Team
Source:
Reishomesearch
Added: Apr 13
Changed: Aug 29
Last Checked: Apr 22 at 10:59AM
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.
Built in 1925, this 2,836-square-foot duplex contains two residential units, each configured with three bedrooms and one full bathroom. Separate utilities serve the units, and the unfinished basement offers additional space within the property. The building is described as well maintained and includes off-street parking.
The property is located near schools, parks, and shopping, with access to 495 Highway. Its two-unit layout supports separate residential occupancy within one building, while the basement and parking add practical features for residents and owners.
The property is located near schools, parks, and shopping, with access to 495 Highway. Its two-unit layout supports separate residential occupancy within one building, while the basement and parking add practical features for residents and owners.
Key Highlights
- Two‑unit property with 2,836 square feet
- Each unit includes three bedrooms and one full bathroom
- Separate utilities serve the two 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
$47,776
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
5.79%
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%
$955,520
$955.5K
Cap Rate 7%
$682,514
$682.5K
Cap Rate 9%
$530,844
$530.8K
Market Conditions
NOI Build-Up for 2,836 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
$71.5K $25.20/SF
− Vacancy
−$3.2K −$1.13/SF
EGI
$68.3K $24.07/SF
− OpEx
−$20.5K −$7.22/SF
NOI
$47.8K $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%
$955,520
Cap Rate 7%
$682,514
Cap Rate 9%
$530,844
Alternative Uses
Best Use
Multifamily LT 5
$682.5K
$597.2K – $796.3K
NOI $47,776 @ 7.0% cap · market cap 5.79%
Second Best
Apartment 5plus
$616.1K
$539.1K – $718.8K
NOI $43,125 @ 7.0% cap · market cap 5.23%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,523 @ 7.0% cap · market cap 14.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
937
Businesses Nearby
Explore this area
Business Placement
Demographics for 01843, MA
28,346
Population
10,968
Households
2.6
Avg Household Size
34
Median Age
20%
College-Educated
79%
High-School Grad
3.4 sq mi
ZIP Area
8,337
Density / Sq Mi
$72,163
Median Household Income
$38,957
Median Earnings
$1,703
Median Rent
$393,700
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 - Well-maintained duplex with separate utilities, private parking, and an unfinished basement for additional space.
Where is this duplex located?
The property is located at 30-32 Exeter St Lawrence, MA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Two‑unit property with 2,836 square feet; Each unit includes three bedrooms and one full bathroom; Separate utilities serve the two units
