Duplex with Central Air and Natural
For Sale
$789,000
3837-3839 Main Street, Brewster, MA 02631
MULTI_FAMILY - Brewster, MA
Property Size2,188 SF
Lot Size0.59 Acres
Price / SF$360.60
Days on Market48
Property Features for 3837-3839 Main Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RESD.
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 3, Bedroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 4
Parking
6
Parking features
Off Street, Driveway
Patio and Porch features
Deck
Exterior features
Private Yard, Outdoor Shower
Appliances
Water Heater
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
Take exit 89 (old exit 12) from US 6, take 6A towards Brewster for about 1 mile home and home is set back on the right.
Subdivision
Brewster
Standard status
Active
APN
BREW M:0126 B:0000 L:0021-0
Size
2,188 SF
Lot size
0.59 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4268
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1973
Floors in Building
1
Number of units
2
Flooring type
Laminate
Building materials
Shingle Siding
Roof type
Shingle
Listing Agency:
Classic Cape Real Estate, LLC
(508) 737-9974
Listed By:
Jessica Krikorian · License #9538002
(508) 663-6497
Added: Jul 16
Changed: Aug 17
Last Checked: Sep 1 at 6:06PM
MLS# 22603457
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex at 3837–3839 Main Street offers two residential sides, each with two bedrooms and 1 1/2 baths. The units include their own laundry, central air, and natural gas forced-air heating. Interior finishes include laminate flooring, with a water heater and shingle siding as part of the building systems and exterior materials. Outdoor features include a private yard, an outdoor shower, and a deck.
One side is currently rented while the other is vacant, providing flexibility for year-round living or seasonal use. The property includes off-street parking and driveway access. Water service is public, and the septic system is a septic tank. The roof is shingle.
Set on 0.59 acres and built in 1973, the duplex is about 1.3 miles to Crosby Landing beach and is north of 6A. It is also described as convenient to Orleans, shops, Rt. 6, Nickerson State Park, and area beaches.
One side is currently rented while the other is vacant, providing flexibility for year-round living or seasonal use. The property includes off-street parking and driveway access. Water service is public, and the septic system is a septic tank. The roof is shingle.
Set on 0.59 acres and built in 1973, the duplex is about 1.3 miles to Crosby Landing beach and is north of 6A. It is also described as convenient to Orleans, shops, Rt. 6, Nickerson State Park, and area beaches.
Key Highlights
- Two‑bedroom, 1 1/2‑bath layout on each side with separate laundry
- Central air plus natural gas forced‑air heating
- 0.59‑acre lot with private yard, outdoor shower, and deck
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
6.18%
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 6.18%
Second Best
Apartment 5plus
$626.3K
$548.1K – $730.7K
NOI $43,844 @ 7.0% cap · market cap 5.56%
Theoretical Best
Office A
$891.6K
$780.2K – $1.04M
NOI $62,414 @ 7.0% cap · market cap 7.91%
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
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 - Duplex built in 1973 with central air, natural gas forced-air heat, and private yard features.
Where is this duplex located?
The property is located at 3837-3839 Main Street Brewster, MA.
What is the asking price?
The asking price for this property is $789,000.
What are key features of this property?
This property features: Two‑bedroom, 1 1/2‑bath layout on each side with separate laundry; Central air plus natural gas forced‑air heating; 0.59‑acre lot with private yard, outdoor shower, and deck
