Duplex With Separate
For Sale
$674,986
49 Marginal Street, Lowell, MA 01851
The two-unit property has separate utilities, two driveways, and a garage with storage.
Property Size3,298 SF
Price / SF$204.67
Days on Market184
Property Features for 49 Marginal Street
General Information
Standard status
Active
Size
3,298 SF
Total Parking Spaces
6
Property subtype
Multi-family / 2 Family
Zoning
TTF
Taxes and HOA fees
Annual Taxes
$7,744
Amenities
No
Laminate, Hardwood
2.0
Electric Dryer Hookup, Washer Hookup
Full, Interior Access, Concrete Floor
2
2.00
Fenced/Enclosed, Fenced
Frame
Shingle
Level
Shed(s)
Garden, Fenced Yard, Garden Area, Porch - Enclosed
Enclosed
Building Details
Year Built
1900
Listing Agency:
United Brokers
(781) 629-2258
Listed By:
Matt Tasgin · License #9586146
(781) 629-2258
Source:
Compass
Added: Mar 1
Changed: Aug 31
Last Checked: Aug 30 at 3:01AM
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 United Brokers
Investment Insights
Based on property information with market context.
This 3,298-square-foot duplex was built in 1900 and contains 12 rooms, 6 bedrooms, and 2 full bathrooms. Both units are scheduled for vacant delivery and feature separate utilities, spacious layouts, hardwood and laminate flooring, and washer and dryer hookups. Interior access leads to a concrete-floor basement, while attic storage adds additional space.
The property includes two driveways, a garage with storage, and a fenced yard with an enclosed porch and garden area. A new generator is also included. Located next to the University of Massachusetts Lowell, the home is near shopping, dining, and major routes. Zoning is TTF.
The property includes two driveways, a garage with storage, and a fenced yard with an enclosed porch and garden area. A new generator is also included. Located next to the University of Massachusetts Lowell, the home is near shopping, dining, and major routes. Zoning is TTF.
Key Highlights
- 3,298‑square‑foot duplex with 12 rooms, 6 bedrooms, and 2 full bathrooms
- Both units delivered vacant with separate utilities
- Two driveways provide off‑street parking; garage includes additional storage
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
$58,831
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
8.72%
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%
$1,176,620
$1.2M
Cap Rate 7%
$840,443
$840.4K
Cap Rate 9%
$653,678
$653.7K
Market Conditions
NOI Build-Up for 3,298 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
$114.8K $34.80/SF
− Vacancy
−$7.8K −$2.37/SF
EGI
$107.0K $32.43/SF
− OpEx
−$48.1K −$14.60/SF
NOI
$58.8K $17.84/SF
Area
Lowell, MA
Vacancy
6.80%
Lease Rate
$34.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,176,620
Cap Rate 7%
$840,443
Cap Rate 9%
$653,678
Alternative Uses
Best Use
Multifamily LT 5
$933.5K
$816.8K – $1.09M
NOI $65,345 @ 7.0% cap · market cap 9.68%
Second Best
Apartment 5plus
$840.4K
$735.4K – $980.5K
NOI $58,831 @ 7.0% cap · market cap 8.72%
Theoretical Best
Office A
$1.16M
$1.02M – $1.35M
NOI $81,254 @ 7.0% cap · market cap 12.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,117
Businesses Nearby
Explore this area
Business Placement
Demographics for 01851, MA
32,691
Population
11,759
Households
2.8
Avg Household Size
34
Median Age
32%
College-Educated
79%
High-School Grad
3.2 sq mi
ZIP Area
10,216
Density / Sq Mi
$87,962
Median Household Income
$46,388
Median Earnings
$1,686
Median Rent
$432,100
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 - The two-unit property has separate utilities, two driveways, and a garage with storage.
Where is this duplex located?
The property is located at 49 Marginal Street Lowell, MA.
What is the asking price?
The asking price for this property is $674,986.
What are key features of this property?
This property features: 3,298‑square‑foot duplex with 12 rooms, 6 bedrooms, and 2 full bathrooms; Both units delivered vacant with separate utilities; Two driveways provide off‑street parking; garage includes additional storage
