Income-Producing Two-Family Near UMass
For Sale
$469,900
Pending
30 4th Ave, Lowell, MA 01854
Two-family property near UMass Lowell with recent updates.
Property Size2,275 SF
Lot Size0.25 Acres
Days on Market268
Property Features for 30 4th Ave
General Information
Standard status
Pending
Size
2,275 SF
Lot size
0.25 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$4,304
Building Details
Building Size
2,275 SF
Year Built
1900
Stories
2
Units
2
Listing Agency:
(781) 608-3324
Listed By:
Maria Carmen Van
(781) 608-3324
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 10
Last Checked: Aug 22 at 8:44AM
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 Maria Carmen Van
Investment Insights
Based on property information with market context.
This two-family property is situated in a convenient location, offering proximity to UMass Lowell, McAvinnue Elementary School, a park, public transportation, and major highways. The property includes a one-car carriage house garage. Updates to the property feature one new hot water heater, new windows, a new heating system, a new front door, updated electric, a new gas stove, and new interior doors. The property includes a large, level backyard with ample off-street parking. The first-floor bathroom has been gutted to the studs, and the hardwood floors have been refinished. The second-floor apartment has been updated with new windows and new baseboard electric heaters. The first-floor apartment has a letter of full deleading compliance.
Key Highlights
- Income‑producing two‑family property.
- Recent updates include new windows, heating system, gas stove, and updated electric.
- Convenient location near UMASS Lowell, McAvinnue elementary school, park, public transportation, and major highways.
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
$40,583
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
8.64%
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%
$811,660
$811.7K
Cap Rate 7%
$579,757
$579.8K
Cap Rate 9%
$450,922
$450.9K
Market Conditions
NOI Build-Up for 2,275 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
$79.2K $34.80/SF
− Vacancy
−$5.4K −$2.37/SF
EGI
$73.8K $32.43/SF
− OpEx
−$33.2K −$14.60/SF
NOI
$40.6K $17.84/SF
Area
Lowell, MA
Vacancy
6.80%
Lease Rate
$34.80 /SF/Yr
Expense Ratio
45.00%
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%
$811,660
Cap Rate 7%
$579,757
Cap Rate 9%
$450,922
Alternative Uses
Best Use
Multifamily LT 5
$643.9K
$563.5K – $751.3K
NOI $45,076 @ 7.0% cap · market cap 9.59%
Second Best
Apartment 5plus
$579.8K
$507.3K – $676.4K
NOI $40,583 @ 7.0% cap · market cap 8.64%
Theoretical Best
Office A
$800.7K
$700.6K – $934.2K
NOI $56,050 @ 7.0% cap · market cap 11.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
883
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 - Two-family property near UMass Lowell with recent updates.
Where is this duplex located?
The property is located at 30 4th Ave Lowell, MA.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: Income‑producing two‑family property.; Recent updates include **new windows, heating system, gas stove, and updated electric.**; Convenient location near UMASS Lowell, McAvinnue elementary school, park, public transportation, and major highways.
