Two-Unit Duplex with Separate
For Sale
$749,995
Pending
42 1/2 Cabot St, Beverly, MA 01915
Vacant, freshly painted residences include gas cooking and an updated kitchen with stainless steel appliances.
Property Size2,148 SF
Days on Market147
Property Features for 42 1/2 Cabot St
General Information
Standard status
Pending
Size
2,148 SF
Property subtype
Multi-Family
Zoning
CC
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Amenities
Oil, Natural Gas
Tile, Carpet
No
Shingle
Public Transportation, Shopping, Park, Walk/Jog Trails, Stable(s), Golf, Medical Facility, Laundromat, Highway Access, House of Worship, Marina, Private School, Public School, T-Station, University
for Gas Range
Harbor,Ocean,Walk to,1/2 to 1 Mile To Beach,Beach Ownership(Public)
Building Details
Building Size
2,148 SF
Year Built
1900
Buildings
1
Stories
2
Listing Agency:
Lyv Realty
Listed By:
Candice Pagliarulo Hodgson
Source:
Reishomesearch
Added: Apr 8
Changed: Aug 29
Last Checked: Apr 22 at 11:00AM
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 Lyv Realty
Investment Insights
Based on property information with market context.
This 2,148-square-foot duplex, built in 1900, contains two residential units with two bedrooms per unit. The interiors have been freshly painted, and both residences are vacant for immediate occupancy. One unit includes an updated kitchen with new stainless steel appliances, while gas cooking is available in both units. Separate utilities serve each residence.
The property is at 42 1/2 Cabot Street in downtown Beverly, within walking distance of The Cabot Theater, restaurants, cafés, and local shops. Its setting near the Salem Bridge provides access to Salem Station commuter rail and a nearby bus route, with connections toward Salem and Boston. Endicott College, Salem State University, Dane Street Beach, and Lynch Park are also nearby.
The property is at 42 1/2 Cabot Street in downtown Beverly, within walking distance of The Cabot Theater, restaurants, cafés, and local shops. Its setting near the Salem Bridge provides access to Salem Station commuter rail and a nearby bus route, with connections toward Salem and Boston. Endicott College, Salem State University, Dane Street Beach, and Lynch Park are also nearby.
Key Highlights
- Two‑unit duplex with 2 bedrooms in each unit
- 2,148 square feet; built in 1900
- Both units are vacant, freshly painted, and ready for immediate occupancy
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
$36,186
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
4.82%
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%
$723,720
$723.7K
Cap Rate 7%
$516,943
$516.9K
Cap Rate 9%
$402,067
$402.1K
Market Conditions
NOI Build-Up for 2,148 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
$54.1K $25.20/SF
− Vacancy
−$2.4K −$1.13/SF
EGI
$51.7K $24.07/SF
− OpEx
−$15.5K −$7.22/SF
NOI
$36.2K $16.85/SF
Area
Essex County, MA
Vacancy
4.50%
Lease Rate
$25.20 /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%
$723,720
Cap Rate 7%
$516,943
Cap Rate 9%
$402,067
Alternative Uses
Best Use
Multifamily LT 5
$516.9K
$452.3K – $603.1K
NOI $36,186 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$466.6K
$408.3K – $544.4K
NOI $32,663 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $89,013 @ 7.0% cap · market cap 11.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
825
Businesses Nearby
Explore this area
Business Placement
Demographics for 01915, MA
42,341
Population
17,318
Households
2.4
Avg Household Size
40
Median Age
51%
College-Educated
97%
High-School Grad
14.2 sq mi
ZIP Area
2,982
Density / Sq Mi
$102,347
Median Household Income
$57,989
Median Earnings
$1,684
Median Rent
$619,600
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 - Vacant, freshly painted residences include gas cooking and an updated kitchen with stainless steel appliances.
Where is this duplex located?
The property is located at 42 1/2 Cabot St Beverly, MA.
What is the asking price?
The asking price for this property is $749,995.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms in each unit; 2,148 square feet; built in 1900; Both units are vacant, freshly painted, and ready for immediate occupancy
