Duplex with
For Sale
$575,000
5-7 Lowell St, Billerica, MA 01862
One residence is vacant, while the occupied side needs ceiling work and additional renovation.
Property Size2,174 SF
Price / SF$264.49
Days on Market9
Property Features for 5-7 Lowell St
General Information
Standard status
Active
Size
2,174 SF
Property subtype
2 Family - 2 Units Side by Side
Property Condition
Severity
Repairs Needed
Evidence
renovations needed
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
deck
yard
Building Details
Building Size
2,174 SF
Year Built
1875
Listing Agency:
Century 21 North East
(800) 844-7653
Listed By:
Carolyn Corbett · License #448554144
(617) 797-3935
Source:
Iverty
Added: Sep 25
Changed: Oct 1
Last Checked: Oct 1 at 11:51AM
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 Century 21 North East
Investment Insights
Based on property information with market context.
This side-by-side duplex contains 2,174 square feet and dates to 1875. The vacant residence has an open layout, wood-cabinet kitchen, finished upper-level rooms with wood floors, and a deck facing the yard. The other unit is occupied and requires ceiling work along with further improvements. It has two 2025 Bryant heat pump systems serving heating and cooling, with ducted air on the first floor and wall-mounted mini-splits upstairs.
The property is in North Billerica, close to the commuter rail station and on a bus route. The sale is as-is.
The property is in North Billerica, close to the commuter rail station and on a bus route. The sale is as-is.
Key Highlights
- Side‑by‑side two‑family property with 2,174 square feet
- One unit is vacant; the occupied unit needs ceiling work and other renovations
- Two 2025 Bryant heat pump systems provide heating and cooling in the occupied unit
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
$46,003
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
8.00%
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%
$920,060
$920.1K
Cap Rate 7%
$657,186
$657.2K
Cap Rate 9%
$511,144
$511.1K
Market Conditions
NOI Build-Up for 2,174 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
$69.1K $31.80/SF
− Vacancy
−$3.4K −$1.57/SF
EGI
$65.7K $30.23/SF
− OpEx
−$19.7K −$9.07/SF
NOI
$46.0K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$920,060
Cap Rate 7%
$657,186
Cap Rate 9%
$511,144
Alternative Uses
Best Use
Multifamily LT 5
$657.2K
$575.0K – $766.7K
NOI $46,003 @ 7.0% cap · market cap 8.00%
Second Best
Apartment 5plus
$617.9K
$540.7K – $720.9K
NOI $43,255 @ 7.0% cap · market cap 7.52%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,090 @ 7.0% cap · market cap 15.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
222
Businesses Nearby
Explore this area
Business Placement
Demographics for 01862, MA
11,430
Population
4,263
Households
2.7
Avg Household Size
40
Median Age
39%
College-Educated
91%
High-School Grad
9.1 sq mi
ZIP Area
1,256
Density / Sq Mi
$131,214
Median Household Income
$67,595
Median Earnings
$1,881
Median Rent
$503,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - One residence is vacant, while the occupied side needs ceiling work and additional renovation.
Where is this duplex located?
The property is located at 5-7 Lowell St Billerica, MA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Side‑by‑side two‑family property with 2,174 square feet; One unit is vacant; the occupied unit needs ceiling work and other renovations; Two 2025 Bryant heat pump systems provide heating and cooling in the occupied unit
