Renovated Two-Unit
For Sale
$749,900
35 Manomet Rd, Weymouth, MA 02191
Two residential units feature updated kitchens, hardwood flooring, private storage, and laundry hookups.
Property Size1,340 SF
Price / SF$559.63
Days on Market90
Property Features for 35 Manomet Rd
General Information
Standard status
Active
Size
1,340 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Zoning
R-2
Net Operating Income
$38,700
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,420
Amenities
hardwood floors
modern kitchens
stainless appliances
custom closets
private storage rooms
private laundry rooms
deck
crown moulding
Building Details
Building Size
1,340 SF
Year Built
1926
Buildings
1
Stories
2
Listing Agency:
Coldwell Banker Realty - Boston
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 3
Changed: Aug 29
Last Checked: Aug 30 at 1:59PM
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 Coldwell Banker Realty - Boston
Investment Insights
Based on property information with market context.
This R-2 duplex in Weymouth contains two residential units arranged on separate levels within a 1,340-square-foot property built in 1926. Both apartments have abundant natural light, hardwood flooring, updated bathrooms, and kitchens equipped with maple cabinetry and stainless steel appliances. Main bedrooms include custom-built storage, while the lower unit’s second bedroom can also function as an office or den.
Each unit has a dedicated storage room and laundry room with washer and dryer hookups. The upper apartment offers walk-out access through its storage area to the backyard, while the first-floor unit connects to a deck with additional storage beneath. Electrical and plumbing systems have been replaced, and the property includes updated heating systems. The duplex is located near Wessagusset Beach and may suit an owner-occupant arrangement.
Each unit has a dedicated storage room and laundry room with washer and dryer hookups. The upper apartment offers walk-out access through its storage area to the backyard, while the first-floor unit connects to a deck with additional storage beneath. Electrical and plumbing systems have been replaced, and the property includes updated heating systems. The duplex is located near Wessagusset Beach and may suit an owner-occupant arrangement.
Key Highlights
- Two‑unit duplex in Weymouth near Wessagusset Beach
- 1,340 square feet; built in 1926
- R‑2 zoning
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
$24,004
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
3.20%
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%
$480,080
$480.1K
Cap Rate 7%
$342,914
$342.9K
Cap Rate 9%
$266,711
$266.7K
Market Conditions
NOI Build-Up for 1,340 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
$36.2K $27.00/SF
− Vacancy
−$1.9K −$1.41/SF
EGI
$34.3K $25.59/SF
− OpEx
−$10.3K −$7.68/SF
NOI
$24.0K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$480,080
Cap Rate 7%
$342,914
Cap Rate 9%
$266,711
Alternative Uses
Best Use
Multifamily LT 5
$342.9K
$300.1K – $400.1K
NOI $24,004 @ 7.0% cap · market cap 3.20%
Second Best
Apartment 5plus
$316.4K
$276.9K – $369.1K
NOI $22,148 @ 7.0% cap · market cap 2.95%
Theoretical Best
Office A
$793.3K
$694.1K – $925.5K
NOI $55,529 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
302
Businesses Nearby
Explore this area
Business Placement
Demographics for 02191, MA
8,271
Population
3,704
Households
2.2
Avg Household Size
48
Median Age
43%
College-Educated
95%
High-School Grad
1.8 sq mi
ZIP Area
4,595
Density / Sq Mi
$116,496
Median Household Income
$67,043
Median Earnings
$1,833
Median Rent
$492,200
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 - Two residential units feature updated kitchens, hardwood flooring, private storage, and laundry hookups.
Where is this duplex located?
The property is located at 35 Manomet Rd Weymouth, 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: Two‑unit duplex in Weymouth near Wessagusset Beach; 1,340 square feet; built in 1926; R‑2 zoning
