Victorian Quadplex with Private
New
For Sale
$1,100,000
53 School Street, Hyannis, MA 02601
MULTI_FAMILY - Hyannis, MA
Property Size2,684 SF
Lot Size0.57 Acres
Price / SF$409.84
Days on Market5
Property Features for 53 School Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
DN
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 4, Bathroom 2, Bedroom 3, Bathroom 1, Bathroom 4, Bedroom 5
Parking
10
Parking features
Assigned, Paved or Surfaced, Off Street, Driveway
Interior features
Attic Storage, HU Cable TV
Exterior features
Private Yard
Appliances
Water Heater, Electric Range, Dishwasher, Refrigerator
Lot features
Cleared, Level
Elementary school district
Barnstable
Middle school district
Barnstable
High school district
Barnstable
Directions
From Main St., (only 1 block west of Lewis Bay Rd which is the street that goes to the hospital), south onto School St. to 53, west side of street.
Subdivision
Barnstable
Standard status
Active
APN
HYAN M:0327 B:0257 L:0000
Size
2,684 SF
Lot size
0.57 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5130
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
private back yard
washer-dryer hookups
Building Details
Year built
1840
Floors in Building
2
Number of units
4
Flooring type
Wood, Carpet, Tile, Vinyl
Building materials
Aluminum Siding
Roof type
Asphalt
Additional Structures
Storage
Listing Agency:
Kinlin Grover Compass
(508) 255-3001
Listed By:
Amy L Harbeck · License #9554777
(508) 364-5845
Added: Aug 4
Changed: Aug 7
Last Checked: Aug 8 at 5:06PM
MLS# 22603762
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,684-square-foot quadplex at 53 School Street dates to 1840 and occupies 0.57 acres. The property includes three apartments in the primary building and a rear cottage, with five total bedrooms. Interior details include wood, vinyl, tile, and carpet flooring, crown molding, built-ins, washer-dryer hookups, living rooms, a three-season sunroom, and attic storage. Select windows have been replaced, and one bathroom features a tiled walk-in shower. Building systems include a new gas boiler, gas water heater, forced-air heating, public water, and public sewer. Aluminum siding and an asphalt roof complete the exterior, while the property also provides a private yard and paved off-street parking.
All units are fully leased on a tenancy-at-will basis. The property is one block from CC hospital and 0.2 miles from Hyannis Harbor and the Transportation Center. Public amenities include cable TV service, and appliances include electric ranges, dishwashers, refrigerators, and a water heater.
All units are fully leased on a tenancy-at-will basis. The property is one block from CC hospital and 0.2 miles from Hyannis Harbor and the Transportation Center. Public amenities include cable TV service, and appliances include electric ranges, dishwashers, refrigerators, and a water heater.
Key Highlights
- Quadplex with 3 apartments in the front building and a rear cottage
- 2,684 square feet on 0.57 acres; five total bedrooms
- Built in 1840 with Victorian‑era interior details
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
$59,830
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
5.44%
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%
$1,196,600
$1.2M
Cap Rate 7%
$854,714
$854.7K
Cap Rate 9%
$664,778
$664.8K
Market Conditions
NOI Build-Up for 2,684 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
$88.6K $33.00/SF
− Vacancy
−$3.1K −$1.16/SF
EGI
$85.5K $31.85/SF
− OpEx
−$25.6K −$9.55/SF
NOI
$59.8K $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%
$1,196,600
Cap Rate 7%
$854,714
Cap Rate 9%
$664,778
Alternative Uses
Best Use
Multifamily LT 5
$854.7K
$747.9K – $997.2K
NOI $59,830 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$768.3K
$672.3K – $896.4K
NOI $53,783 @ 7.0% cap · market cap 4.89%
Theoretical Best
Office A
$1.09M
$957.0K – $1.28M
NOI $76,562 @ 7.0% cap · market cap 6.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,071
Businesses Nearby
Explore this area
Business Placement
Demographics for 02601, MA
16,487
Population
9,077
Households
1.8
Avg Household Size
43
Median Age
28%
College-Educated
90%
High-School Grad
8.8 sq mi
ZIP Area
1,874
Density / Sq Mi
$62,989
Median Household Income
$36,183
Median Earnings
$1,629
Median Rent
$408,800
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?
Quadplex - Four residential units offer historic character, separate designs, off-street parking, and convenient access to Hyannis Harbor and transit.
Where is this quadplex located?
The property is located at 53 School Street Hyannis, MA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Quadplex with 3 apartments in the front building and a rear cottage; 2,684 square feet on 0.57 acres; five total bedrooms; Built in 1840 with Victorian‑era interior details
