Spacious Duplex with Modern
For Sale
$719,000
Pending
52 Howard St, Lawrence, MA 01841
Two expansive units with modern amenities and energy efficiency.
Property Size3,757 SF
Lot Size0.24 Acres
Days on Market266
Property Features for 52 Howard St
General Information
Standard status
Pending
Size
3,757 SF
Lot size
0.24 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$6,411
Building Details
Building Size
3,757 SF
Year Built
1900
Stories
3
Units
2
Listing Agency:
(800) 844-7653
Listed By:
James D'Amico
(800) 844-7653
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 20 at 7:28AM
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 James D'Amico
Investment Insights
Based on property information with market context.
This property presents an investment opportunity with two units totaling 3,757 square feet of living space. Each unit features a generous layout, complemented by a partially finished basement that offers additional potential. The property includes a large yard spanning 0.24 acres, along with six parking spaces plus off-street parking. Modern amenities include energy-efficient water heaters and solar panels.
Key Highlights
- Two expansive units totaling 3,757 sq ft of living space, ideal for investors or multi‑generational living.
- Enjoy reduced utility costs with energy‑efficient features including solar panels and energy‑efficient water heaters.
- Large .24‑acre yard offering outdoor space.
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
$63,291
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
8.80%
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%
$1,265,820
$1.3M
Cap Rate 7%
$904,157
$904.2K
Cap Rate 9%
$703,233
$703.2K
Market Conditions
NOI Build-Up for 3,757 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
$94.7K $25.20/SF
− Vacancy
−$4.3K −$1.13/SF
EGI
$90.4K $24.07/SF
− OpEx
−$27.1K −$7.22/SF
NOI
$63.3K $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%
$1,265,820
Cap Rate 7%
$904,157
Cap Rate 9%
$703,233
Alternative Uses
Best Use
Multifamily LT 5
$904.2K
$791.1K – $1.05M
NOI $63,291 @ 7.0% cap · market cap 8.80%
Second Best
Apartment 5plus
$816.1K
$714.1K – $952.2K
NOI $57,130 @ 7.0% cap · market cap 7.95%
Theoretical Best
Office A
$2.22M
$1.95M – $2.59M
NOI $155,689 @ 7.0% cap · market cap 21.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,961
Businesses Nearby
Explore this area
Business Placement
Demographics for 01841, MA
53,654
Population
17,546
Households
3.1
Avg Household Size
33
Median Age
15%
College-Educated
70%
High-School Grad
3.0 sq mi
ZIP Area
17,885
Density / Sq Mi
$54,525
Median Household Income
$34,741
Median Earnings
$1,565
Median Rent
$393,800
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 - Two expansive units with modern amenities and energy efficiency.
Where is this duplex located?
The property is located at 52 Howard St Lawrence, MA.
What is the asking price?
The asking price for this property is $719,000.
What are key features of this property?
This property features: Two expansive units totaling 3,757 sq ft of living space, ideal for investors or multi‑generational living.; Enjoy reduced utility costs with energy‑efficient features including solar panels and energy‑efficient water heaters.; Large .24‑acre yard offering outdoor space.
