Two-Unit Duplex with Finished
New
For Sale
$799,900
43 Brockton Ave, Haverhill, MA 01830
Each residence offers three bedrooms, hardwood flooring, a full bath, and a spacious kitchen with abundant cabinetry.
Property Size3,080 SF
Days on Market4
Property Features for 43 Brockton Ave
General Information
Standard status
Active
Size
3,080 SF
Total Parking Spaces
4
Property subtype
Multi Family Home
Zoning
R-3
Taxes and HOA fees
Annual Taxes
$7,453
Building Details
Building Size
3,080 SF
Year Built
1900
Stories
2
Units
2
Listing Agency:
Realty ONE Group Nest
(978) 902-1561
Listed By:
Jose Frias · License #9584350
(978) 902-1561
Source:
Startpoint
Added: Aug 18
Changed: Aug 19
Last Checked: Aug 21 at 1:35PM
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 Realty ONE Group Nest
Investment Insights
Based on property information with market context.
Built in 1900, this duplex contains 3,465 sq. ft. of living space across two residential units, with additional finished area in the attic. Each unit is arranged with six rooms, three bedrooms, a full bath, hardwood floors, and a kitchen with substantial cabinetry. Both layouts may accommodate a fourth bedroom, subject to applicable requirements.
Property improvements include a roof installed in 2020, solar panels added in 2023, and full insulation completed in 2024. One new heating system is scheduled for installation. The exterior includes a large fenced yard, while R-3 zoning is identified for the property. The location provides access to shopping, dining, schools, major routes, and everyday amenities.
Property improvements include a roof installed in 2020, solar panels added in 2023, and full insulation completed in 2024. One new heating system is scheduled for installation. The exterior includes a large fenced yard, while R-3 zoning is identified for the property. The location provides access to shopping, dining, schools, major routes, and everyday amenities.
Key Highlights
- Two residential units, each with six rooms, three bedrooms, and a full bath
- 3,465 sq. ft. of living space plus additional finished attic area
- Hardwood floors and spacious kitchens with abundant cabinetry in both units
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
$51,886
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
6.49%
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%
$1,037,720
$1.0M
Cap Rate 7%
$741,229
$741.2K
Cap Rate 9%
$576,511
$576.5K
Market Conditions
NOI Build-Up for 3,080 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
$77.6K $25.20/SF
− Vacancy
−$3.5K −$1.13/SF
EGI
$74.1K $24.07/SF
− OpEx
−$22.2K −$7.22/SF
NOI
$51.9K $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%
$1,037,720
Cap Rate 7%
$741,229
Cap Rate 9%
$576,511
Alternative Uses
Best Use
Multifamily LT 5
$741.2K
$648.6K – $864.8K
NOI $51,886 @ 7.0% cap · market cap 6.49%
Second Best
Apartment 5plus
$669.1K
$585.5K – $780.6K
NOI $46,836 @ 7.0% cap · market cap 5.86%
Theoretical Best
Office A
$1.82M
$1.60M – $2.13M
NOI $127,634 @ 7.0% cap · market cap 15.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
586
Businesses Nearby
Explore this area
Business Placement
Demographics for 01830, MA
27,553
Population
11,159
Households
2.5
Avg Household Size
41
Median Age
30%
College-Educated
89%
High-School Grad
13.9 sq mi
ZIP Area
1,982
Density / Sq Mi
$79,784
Median Household Income
$49,289
Median Earnings
$1,602
Median Rent
$436,400
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 - Each residence offers three bedrooms, hardwood flooring, a full bath, and a spacious kitchen with abundant cabinetry.
Where is this duplex located?
The property is located at 43 Brockton Ave Haverhill, MA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Two residential units, each with six rooms, three bedrooms, and a full bath; 3,465 sq. ft. of living space plus additional finished attic area; Hardwood floors and spacious kitchens with abundant cabinetry in both units
