Two-Unit Duplex with
For Sale
$799,000
3837-3839 Main St, Brewster, MA 02631
Two separate units provide private laundry, central air, and natural gas service.
Property Size2,188 SF
Price / SF$365.17
Days on Market32
Property Features for 3837-3839 Main St
General Information
Standard status
Active
Size
2,188 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1973
Buildings
1
Listing Agency:
Classic Cape Real Estate, LLC
(508) 663-6497
Listed By:
Jessica Krikorian · License #9538002
Source:
Leightonteam
Added: Jul 28
Changed: Aug 28
Last Checked: Aug 28 at 12:50PM
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 Classic Cape Real Estate, LLC
Investment Insights
Based on property information with market context.
Built in 1973, this 2,188-square-foot duplex contains two independent residences, each with 2 bedrooms, 1 1/2 baths, a private laundry setup, central air, and natural gas service. The property offers a practical two-unit configuration with one side occupied by a tenant and the other currently vacant.
Located at 3837-3839 Main St in Brewster, the duplex is 1.3 miles from Crosby Landing beach and north of 6A. Orleans, shops, Route 6, Nickerson State Park, and additional beaches are nearby. The vacant unit provides immediate flexibility for an owner occupant or future rental use, while the occupied side contributes existing rental income.
Located at 3837-3839 Main St in Brewster, the duplex is 1.3 miles from Crosby Landing beach and north of 6A. Orleans, shops, Route 6, Nickerson State Park, and additional beaches are nearby. The vacant unit provides immediate flexibility for an owner occupant or future rental use, while the occupied side contributes existing rental income.
Key Highlights
- 2,188‑square‑foot duplex built in 1973
- Two units, each with 2 bedrooms and 1 1/2 baths
- Private laundry, central air, and natural gas in 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
$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
6.10%
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 2,188 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
$72.2K $33.00/SF
− Vacancy
−$2.5K −$1.16/SF
EGI
$69.7K $31.85/SF
− OpEx
−$20.9K −$9.55/SF
NOI
$48.8K $22.29/SF
Area
Barnstable County, MA
Vacancy
3.50%
Lease Rate
$33.00 /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%
$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 6.10%
Second Best
Apartment 5plus
$626.3K
$548.1K – $730.7K
NOI $43,844 @ 7.0% cap · market cap 5.49%
Theoretical Best
Office A
$891.6K
$780.2K – $1.04M
NOI $62,414 @ 7.0% cap · market cap 7.81%
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
137
Businesses Nearby
Explore this area
Business Placement
Demographics for 02631, MA
10,178
Population
8,215
Households
1.2
Avg Household Size
58
Median Age
52%
College-Educated
98%
High-School Grad
22.2 sq mi
ZIP Area
458
Density / Sq Mi
$93,427
Median Household Income
$47,395
Median Earnings
$1,386
Median Rent
$621,800
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 separate units provide private laundry, central air, and natural gas service.
Where is this duplex located?
The property is located at 3837-3839 Main St Brewster, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 2,188‑square‑foot duplex built in 1973; Two units, each with 2 bedrooms and 1 1/2 baths; Private laundry, central air, and natural gas in each unit
