Two-Unit Duplex with Wraparound
For Sale
$650,000
34 F St, Hull, MA 02045
Flexible duplex layout with two kitchens, in-unit laundry, a fenced yard, and beach-area access.
Property Size2,886 SF
Price / SF$225.23
Days on Market156
Property Features for 34 F St
General Information
Standard status
Active
Size
2,886 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
SFA
Amenities
Window Unit(s), Wall Unit(s)
Baseboard, Natural Gas
Wood, Laminate
Oven, Dishwasher, Disposal, Range, Refrigerator, Washer, Dryer
Ceiling Fan(s), Bathroom With Tub & Shower, Upgraded Countertops, Living Room, Kitchen, Dining Room, Family Room, Laundry Room
No
Shingle
Balcony/Deck
Public Transportation, Shopping, Park, Walk/Jog Trails, Conservation Area, House of Worship, Marina
for Gas Range
2
Bay,Ocean,Walk to,1/10 to 3/10 To Beach,Beach Ownership(Public)
Building Details
Building Size
2,886 SF
Year Built
1957
Stories
2
Listing Agency:
Conway - West Roxbury
Listed By:
Thomas O'Connor
Source:
Reishomesearch
Added: Mar 29
Changed: Aug 29
Last Checked: May 19 at 9:38AM
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 Conway - West Roxbury
Investment Insights
Based on property information with market context.
This 1957 duplex contains 2,886 square feet across two floors, with five bedrooms, two full bathrooms, two kitchens, a large living room, and a separate family room. The layout can support two-unit occupancy or a single-home arrangement. Each unit includes a gas range, dishwasher, gas heat, gas hot water, and in-unit laundry. Interior finishes include laminate flooring on the first level and oak hardwood upstairs. A wraparound porch and fully fenced yard extend the usable space outdoors.
The property is 1,500 feet from Nantasket Beach and 1,000 feet from the bay. MBTA bus service connects with the Commuter Boat, while the Greenbush Commuter Rail line is a short drive away for access toward Boston. Local shopping is nearby.
The property is 1,500 feet from Nantasket Beach and 1,000 feet from the bay. MBTA bus service connects with the Commuter Boat, while the Greenbush Commuter Rail line is a short drive away for access toward Boston. Local shopping is nearby.
Key Highlights
- 2,886‑square‑foot duplex built in 1957
- Five bedrooms, two full baths, two kitchens, and two living areas
- Each unit includes a gas stove, dishwasher, gas heat, gas hot water, and in‑unit laundry
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
$48,774
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
7.50%
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%
$975,480
$975.5K
Cap Rate 7%
$696,771
$696.8K
Cap Rate 9%
$541,933
$541.9K
Market Conditions
NOI Build-Up for 2,886 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
$73.6K $25.50/SF
− Vacancy
−$3.9K −$1.36/SF
EGI
$69.7K $24.14/SF
− OpEx
−$20.9K −$7.24/SF
NOI
$48.8K $16.90/SF
Area
Plymouth County, MA
Vacancy
5.32%
Lease Rate
$25.50 /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%
$975,480
Cap Rate 7%
$696,771
Cap Rate 9%
$541,933
Alternative Uses
Best Use
Multifamily LT 5
$696.8K
$609.7K – $812.9K
NOI $48,774 @ 7.0% cap · market cap 7.50%
Second Best
Apartment 5plus
$642.2K
$561.9K – $749.2K
NOI $44,952 @ 7.0% cap · market cap 6.92%
Theoretical Best
Office A
$1.71M
$1.49M – $1.99M
NOI $119,595 @ 7.0% cap · market cap 18.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
124
Businesses Nearby
Explore this area
Business Placement
Demographics for 02045, MA
10,072
Population
5,733
Households
1.8
Avg Household Size
54
Median Age
52%
College-Educated
97%
High-School Grad
2.7 sq mi
ZIP Area
3,730
Density / Sq Mi
$127,112
Median Household Income
$63,327
Median Earnings
$1,885
Median Rent
$606,100
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 - Flexible duplex layout with two kitchens, in-unit laundry, a fenced yard, and beach-area access.
Where is this duplex located?
The property is located at 34 F St Hull, MA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2,886‑square‑foot duplex built in 1957; Five bedrooms, two full baths, two kitchens, and two living areas; Each unit includes a gas stove, dishwasher, gas heat, gas hot water, and in‑unit laundry
