Updated 2-Unit
For Sale
$745,000
50 Silver Oak Rd, Eastham, MA 02642
The property pairs a three-bedroom main residence with a studio apartment and an unfinished walkout basement.
Property Size2,258 SF
Price / SF$329.94
Days on Market43
Property Features for 50 Silver Oak Rd
General Information
Standard status
Active
Size
2,258 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR, 1 x studio
Multifamily Units
2
Building Details
Year Built
1950
Buildings
1
Listing Agency:
Christie's International Real Estate Atlantic Brokerage
(508) 241-1677
Listed By:
Nicholas Bono
Source:
Leightonteam
Added: Jul 18
Changed: Aug 28
Last Checked: Aug 28 at 12:08PM
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 Christie's International Real Estate Atlantic Brokerage
Investment Insights
Based on property information with market context.
This legal two-family property at 50 Silver Oak Rd in Eastham includes 2,258 sq ft of living area across two recently updated units. The 1,750 sq ft first-floor residence has three bedrooms, a modern kitchen, refreshed bathroom, and new flooring. Upstairs, a 500 sq ft studio offers flexible interior or exterior access. The unfinished walkout basement provides additional space for future plans.
Set on nearly an acre, the property occupies an oversized corner lot less than a mile from Cooks Brook Beach on Cape Cod Bay. A 4 bedroom septic system was installed in 2015, and the updated assessor’s field card recognizes 4 bedrooms. Built in 1950, the duplex combines separate residential spaces with substantial outdoor area.
Set on nearly an acre, the property occupies an oversized corner lot less than a mile from Cooks Brook Beach on Cape Cod Bay. A 4 bedroom septic system was installed in 2015, and the updated assessor’s field card recognizes 4 bedrooms. Built in 1950, the duplex combines separate residential spaces with substantial outdoor area.
Key Highlights
- Legal two‑family duplex with 2,258 sq ft of living area
- 1,750 sq ft first‑floor unit with 3 bedrooms
- 500 sq ft upper‑level studio with interior or exterior access
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
$50,334
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
6.76%
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%
$1,006,680
$1.0M
Cap Rate 7%
$719,057
$719.1K
Cap Rate 9%
$559,267
$559.3K
Market Conditions
NOI Build-Up for 2,258 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
$74.5K $33.00/SF
− Vacancy
−$2.6K −$1.16/SF
EGI
$71.9K $31.85/SF
− OpEx
−$21.6K −$9.55/SF
NOI
$50.3K $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%
$1,006,680
Cap Rate 7%
$719,057
Cap Rate 9%
$559,267
Alternative Uses
Best Use
Multifamily LT 5
$719.1K
$629.2K – $838.9K
NOI $50,334 @ 7.0% cap · market cap 6.76%
Second Best
Apartment 5plus
$646.4K
$565.6K – $754.1K
NOI $45,246 @ 7.0% cap · market cap 6.07%
Theoretical Best
Office A
$920.1K
$805.1K – $1.07M
NOI $64,410 @ 7.0% cap · market cap 8.65%
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
124
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 - The property pairs a three-bedroom main residence with a studio apartment and an unfinished walkout basement.
Where is this duplex located?
The property is located at 50 Silver Oak Rd Eastham, MA.
What is the asking price?
The asking price for this property is $745,000.
What are key features of this property?
This property features: Legal two‑family duplex with 2,258 sq ft of living area; 1,750 sq ft first‑floor unit with 3 bedrooms; 500 sq ft upper‑level studio with interior or exterior access
