Two-Family Residential Income
For Sale
$749,900
33 S Whipple Street, Lowell, MA 01852
Large two-family home with five-plus bedroom layouts, off-street parking, and a large yard.
Property Size2,816 SF
Price / SF$266.30
Days on Market58
Property Features for 33 S Whipple Street
General Information
Standard status
Active
Size
2,816 SF
Property subtype
Multi-family
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
1910
Listing Agency:
Doherty Properties
Listed By:
Christian Doherty
(978) 658-2345
Source:
Wilsonwolfe
Added: Jul 11
Changed: Sep 5
Last Checked: Sep 5 at 9:27AM
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 Doherty Properties
Investment Insights
Based on property information with market context.
This large two-family residence offers generous living space with flexible unit layouts. The second-floor unit includes four bedrooms and one full bathroom on the main level, plus an additional fifth bedroom and a second full bathroom on the upper level. The first-floor unit features three bedrooms, one full bathroom, and a separate office.
The property is convenient to Downtown Lowell, UMass Lowell, Lowell General Hospital, shopping, restaurants, and major commuting routes including I-495 and Route 3.
Exterior amenities include ample off-street parking and a large yard for additional outdoor space. Two brand new heating systems and updated plumbing are noted, and one unit will be delivered vacant.
The property is convenient to Downtown Lowell, UMass Lowell, Lowell General Hospital, shopping, restaurants, and major commuting routes including I-495 and Route 3.
Exterior amenities include ample off-street parking and a large yard for additional outdoor space. Two brand new heating systems and updated plumbing are noted, and one unit will be delivered vacant.
Key Highlights
- Large two‑family home built in 1910 with flexible layouts across two separate units
- Second‑floor unit features four bedrooms and one full bathroom on the main level, plus an additional fifth bedroom and second full bathroom on the upper level
- First‑floor unit offers three bedrooms, one full bathroom, and a separate office
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
$55,795
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
7.44%
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%
$1,115,900
$1.1M
Cap Rate 7%
$797,071
$797.1K
Cap Rate 9%
$619,944
$619.9K
Market Conditions
NOI Build-Up for 2,816 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
$86.2K $30.60/SF
− Vacancy
−$6.5K −$2.30/SF
EGI
$79.7K $28.31/SF
− OpEx
−$23.9K −$8.49/SF
NOI
$55.8K $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%
$1,115,900
Cap Rate 7%
$797,071
Cap Rate 9%
$619,944
Alternative Uses
Best Use
Multifamily LT 5
$797.1K
$697.4K – $929.9K
NOI $55,795 @ 7.0% cap · market cap 7.44%
Second Best
Apartment 5plus
$717.6K
$627.9K – $837.2K
NOI $50,233 @ 7.0% cap · market cap 6.70%
Theoretical Best
Office A
$991.1K
$867.2K – $1.16M
NOI $69,379 @ 7.0% cap · market cap 9.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
697
Businesses Nearby
Explore this area
Business Placement
Demographics for 01852, MA
36,708
Population
15,363
Households
2.4
Avg Household Size
37
Median Age
33%
College-Educated
86%
High-School Grad
5.0 sq mi
ZIP Area
7,342
Density / Sq Mi
$77,058
Median Household Income
$48,976
Median Earnings
$1,567
Median Rent
$397,200
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 - Large two-family home with five-plus bedroom layouts, off-street parking, and a large yard.
Where is this duplex located?
The property is located at 33 S Whipple Street Lowell, MA.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Large two‑family home built in 1910 with flexible layouts across two separate units; Second‑floor unit features four bedrooms and one full bathroom on the main level, plus an additional fifth bedroom and second full bathroom on the upper level; First‑floor unit offers three bedrooms, one full bathroom, and a separate office
