Three-Unit Multifamily
For Sale
$750,000
Pending
34 Willie St, Lowell, MA 01854
Separate utilities and available lead-paint compliance letters support practical ownership and management.
Property Size3,087 SF
Days on Market134
Property Features for 34 Willie St
General Information
Standard status
Pending
Size
3,087 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Zoning
UMU
Building Details
Building Size
3,087 SF
Year Built
1890
Stories
3
Listing Agency:
LAER Realty Partners
Listed By:
Paul Brouillette
(978) 256-3306
Source:
Cjbarrett
Added: Apr 22
Changed: Aug 29
Last Checked: Aug 29 at 3:07PM
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 LAER Realty Partners
Investment Insights
Based on property information with market context.
This 3,087-square-foot multifamily property, built in 1890, contains three residential units. Each unit offers five rooms, three bedrooms, and one full bathroom, with utilities separately metered by unit. Letters documenting lead-paint compliance are available, and the property carries UMU zoning.
The property is located near North Commons and within walking distance of Murkland Elementary School. Schools, public transportation, medical facilities, highways, houses of worship, restaurants, and shopping are also identified in the surrounding area. Its three-unit configuration accommodates either multi-unit ownership or owner occupancy, as supported by the existing layout.
The property is located near North Commons and within walking distance of Murkland Elementary School. Schools, public transportation, medical facilities, highways, houses of worship, restaurants, and shopping are also identified in the surrounding area. Its three-unit configuration accommodates either multi-unit ownership or owner occupancy, as supported by the existing layout.
Key Highlights
- Three‑unit multifamily property with 3,087 SF
- Each unit includes 5 rooms, 3 bedrooms, and 1 full bath
- Separate utilities provided for each unit
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
$61,164
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
8.16%
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%
$1,223,280
$1.2M
Cap Rate 7%
$873,771
$873.8K
Cap Rate 9%
$679,600
$679.6K
Market Conditions
NOI Build-Up for 3,087 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
$94.5K $30.60/SF
− Vacancy
−$7.1K −$2.30/SF
EGI
$87.4K $28.31/SF
− OpEx
−$26.2K −$8.49/SF
NOI
$61.2K $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%
$1,223,280
Cap Rate 7%
$873,771
Cap Rate 9%
$679,600
Alternative Uses
Best Use
Multifamily LT 5
$873.8K
$764.6K – $1.02M
NOI $61,164 @ 7.0% cap · market cap 8.16%
Second Best
Apartment 5plus
$786.7K
$688.3K – $917.8K
NOI $55,067 @ 7.0% cap · market cap 7.34%
Theoretical Best
Office A
$1.09M
$950.7K – $1.27M
NOI $76,056 @ 7.0% cap · market cap 10.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,147
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Separate utilities and available lead-paint compliance letters support practical ownership and management.
Where is this triplex located?
The property is located at 34 Willie St Lowell, MA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Three‑unit multifamily property with 3,087 SF; Each unit includes 5 rooms, 3 bedrooms, and 1 full bath; Separate utilities provided for each unit
