Updated Two-Family Home in
For Sale
$899,999
Pending
325 Western Ave, Lynn, MA 01904
Turn-key, high-income property near transportation and downtown.
Property Size2,941 SF
Lot Size0.10 Acres
Days on Market266
Property Features for 325 Western Ave
General Information
Standard status
Pending
Size
2,941 SF
Lot size
0.10 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$9,243
Building Details
Building Size
2,941 SF
Year Built
1900
Stories
3
Units
2
Listing Agency:
(781) 244-8500
Listed By:
Trinh Tran · License #449535635
(781) 244-8500
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 11
Last Checked: Aug 21 at 11:59AM
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 Trinh Tran
Investment Insights
Based on property information with market context.
This updated two-family property in Lynn, MA, generates over $100,000 annually. The first-floor unit includes 2 bedrooms, a kitchen with stainless steel appliances and granite countertops, and hardwood floors. The second-floor unit features 4 bedrooms and 2 full bathrooms with modern finishes. Both units have separate utilities and access to off-street parking. The property is located near major highways, public transportation, shopping, restaurants, and Lynn's revitalized downtown. This property is suitable for investors or owner-occupants seeking cash flow and modern comfort.
Key Highlights
- Generates over $100,000 annually.
- Two units with separate utilities and ample off‑street parking.
- First‑floor unit: 2 bedrooms, stylish kitchen with stainless steel appliances and granite countertops, hardwood floors.
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
$59,109
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
6.57%
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%
$1,182,180
$1.2M
Cap Rate 7%
$844,414
$844.4K
Cap Rate 9%
$656,767
$656.8K
Market Conditions
NOI Build-Up for 2,941 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
$90.0K $30.60/SF
− Vacancy
−$5.6K −$1.89/SF
EGI
$84.4K $28.71/SF
− OpEx
−$25.3K −$8.61/SF
NOI
$59.1K $20.10/SF
Area
Lynn, MA
Vacancy
6.17%
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%
$1,182,180
Cap Rate 7%
$844,414
Cap Rate 9%
$656,767
Alternative Uses
Best Use
Multifamily LT 5
$844.4K
$738.9K – $985.2K
NOI $59,109 @ 7.0% cap · market cap 6.57%
Second Best
Apartment 5plus
$733.7K
$642.0K – $856.0K
NOI $51,361 @ 7.0% cap · market cap 5.71%
Theoretical Best
Office A
$1.04M
$910.5K – $1.21M
NOI $72,843 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,455
Businesses Nearby
Explore this area
Business Placement
Demographics for 01904, MA
19,944
Population
7,322
Households
2.7
Avg Household Size
40
Median Age
32%
College-Educated
85%
High-School Grad
4.2 sq mi
ZIP Area
4,749
Density / Sq Mi
$100,597
Median Household Income
$49,561
Median Earnings
$1,742
Median Rent
$515,100
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 - Turn-key, high-income property near transportation and downtown.
Where is this duplex located?
The property is located at 325 Western Ave Lynn, MA.
What is the asking price?
The asking price for this property is $899,999.
What are key features of this property?
This property features: Generates over $100,000 annually.; Two units with separate utilities and ample off‑street parking.; First‑floor unit: **2 bedrooms, stylish kitchen with stainless steel appliances and granite countertops, hardwood floors.**
