Two-Unit Duplex with Rooftop
For Sale
$1,000,000
40 Bayview Road, Eastham, MA 02642
MULTI_FAMILY - Eastham, MA
Property Size1,345 SF
Lot Size0.47 Acres
Price / SF$743.49
Days on Market179
Property Features for 40 Bayview Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Reside
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 2, Bedroom 1, Basement
Parking
6
Parking features
Off Street, Driveway, Open
Patio and Porch features
Deck, Porch
Interior features
Attic Storage
Exterior features
Private Yard
Appliances
Tankless Water Heater, Washer/Dryer Stacked, Electric Range, Countertop Range, Dishwasher, Microwave, Refrigerator
Lot features
Views, Sloped, Level
View
Harbor
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
Route 6 to Rock Harbor Rd. Left on Bridge Rd which turns into Bayview. Property on the left after Sunset Ave
Subdivision
Eastham
Special listing conditions
Short Sale
Standard status
Active
APN
EAST M:0019 L:0017
Size
1,345 SF
Lot size
0.47 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7380
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Oil
Water source
Well
Amenities
rooftop deck
enclosed porch
deck
outside shower
basement storage
attic storage
whole-house fan
Building Details
Year built
1958
Floors in Building
1
Number of units
2
Flooring type
Tile, Carpet
Building materials
Shingle Siding
Roof type
Asphalt
Additional Structures
Storage, Outbuilding
Listing Agency:
Keller Williams Gateway Realty · Keller Williams Realty
(603) 883-8400
Listed By:
Deborah F Kruzel
(603) 883-8400
Added: Feb 14
Changed: Aug 11
Last Checked: Aug 12 at 8:06AM
MLS# 22600455
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 two-unit duplex is set on 0.47 acres and totals 1,345 square feet. Built in 1958, the property includes two separate sides with interior access, plus attic storage and basement storage. Each unit offers two bedrooms.
The right side is described as the original home with an updated kitchen and bath, along with an enclosed porch and deck. The left side is a 2015 addition and includes two bedrooms, stackable laundry located in the bathroom, and a bright, heated living room with natural light.
Additional features include a rooftop deck, outside shower, newer windows throughout, and a whole-house fan. Heating is provided by electric (heating) and oil systems, and the home has a 2020 FHW furnace. Tankless water heating is also noted. Water is supplied by a well, and wastewater is handled by a septic tank. Parking is available via open off-street spaces and a two-car garage accessed from inside the home. Sale is contingent upon court approval and short sale approval.
The right side is described as the original home with an updated kitchen and bath, along with an enclosed porch and deck. The left side is a 2015 addition and includes two bedrooms, stackable laundry located in the bathroom, and a bright, heated living room with natural light.
Additional features include a rooftop deck, outside shower, newer windows throughout, and a whole-house fan. Heating is provided by electric (heating) and oil systems, and the home has a 2020 FHW furnace. Tankless water heating is also noted. Water is supplied by a well, and wastewater is handled by a septic tank. Parking is available via open off-street spaces and a two-car garage accessed from inside the home. Sale is contingent upon court approval and short sale approval.
Key Highlights
- 0.47‑acre lot with 1,345 square feet
- Rooftop deck plus porch and deck
- Each unit offers two bedrooms
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit duplex with a rooftop deck, porch and deck, plus well water and septic service.
Where is this duplex located?
The property is located at 40 Bayview Road 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: 0.47‑acre lot with 1,345 square feet; Rooftop deck plus porch and deck; Each unit offers two bedrooms
