Two-Unit Duplex with Rooftop
For Sale
$1,000,000
40 Bayview Rd, Eastham, MA 02642
Two-bedroom units feature updated elements, outdoor space, and access to garage and basement storage.
Property Size1,345 SF
Lot Size0.50 Acres
Price / SF$743.49
Days on Market13
Property Features for 40 Bayview Rd
General Information
Standard status
Active
Size
1,345 SF
Total Parking Spaces
2
Lot size
0.50 Acres
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
rooftop deck
enclosed porch
deck
basement storage
attic storage
outside shower
whole-house fan
Building Details
Year Built
1958
Listing Agency:
Keller Williams Gateway Realty
(603) 883-8400
Listed By:
Deborah F Kruzel
Source:
Leightonteam
Added: Aug 18
Changed: Aug 29
Last Checked: Aug 29 at 5:12PM
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 Keller Williams Gateway Realty
Investment Insights
Based on property information with market context.
This two-unit duplex includes two bedrooms in each residence and approximately 1,345 square feet of property size. The original side has an updated kitchen and bath, an enclosed porch, and a deck. A 2015 addition provides the second residence, with a heated living room, stackable laundry in the bathroom, and abundant natural light. Interior access connects to a two-car garage, basement storage, and attic storage. Newer windows, a 2020 FHW furnace, a whole-house fan, and an outside shower add to the property’s physical features.
The property occupies nearly half an acre and sits 0.1 mile from Boat Meadow Landing. A rooftop deck offers views of Cape Cod Bay, while the Eastham setting provides a coastal location for the two-unit layout.
The property occupies nearly half an acre and sits 0.1 mile from Boat Meadow Landing. A rooftop deck offers views of Cape Cod Bay, while the Eastham setting provides a coastal location for the two-unit layout.
Key Highlights
- Two‑unit duplex with two bedrooms in each unit
- Approximately 1,345 square feet on nearly half an acre
- 0.1 mile from Boat Meadow Landing with Cape Cod Bay views
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
$29,982
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
3.00%
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%
$599,640
$599.6K
Cap Rate 7%
$428,314
$428.3K
Cap Rate 9%
$333,133
$333.1K
Market Conditions
NOI Build-Up for 1,345 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
$44.4K $33.00/SF
− Vacancy
−$1.6K −$1.16/SF
EGI
$42.8K $31.85/SF
− OpEx
−$12.8K −$9.55/SF
NOI
$30.0K $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%
$599,640
Cap Rate 7%
$428,314
Cap Rate 9%
$333,133
Alternative Uses
Best Use
Multifamily LT 5
$428.3K
$374.8K – $499.7K
NOI $29,982 @ 7.0% cap · market cap 3.00%
Second Best
Apartment 5plus
$385.0K
$336.9K – $449.2K
NOI $26,951 @ 7.0% cap · market cap 2.70%
Theoretical Best
Office A
$548.1K
$479.6K – $639.5K
NOI $38,367 @ 7.0% cap · market cap 3.84%
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
72
Businesses Nearby
Explore this area
Business Placement
Demographics for 02642, MA
5,752
Population
6,349
Households
0.9
Avg Household Size
61
Median Age
52%
College-Educated
96%
High-School Grad
14.0 sq mi
ZIP Area
411
Density / Sq Mi
$72,683
Median Household Income
$42,638
Median Earnings
$1,692
Median Rent
$668,400
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?
Duplex - Two-bedroom units feature updated elements, outdoor space, and access to garage and basement storage.
Where is this duplex located?
The property is located at 40 Bayview Rd Eastham, MA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Two‑unit duplex with two bedrooms in each unit; Approximately 1,345 square feet on nearly half an acre; 0.1 mile from Boat Meadow Landing with Cape Cod Bay views
