Two-Family
New
For Sale
$1,200,000
5500 State Highway, Eastham, MA 02642
Built in 2022, this duplex provides two separate residences with individual kitchens, living areas, and basement access.
Property Size2,520 SF
Lot Size1.20 Acres
Days on Market3
Property Features for 5500 State Highway
General Information
Standard status
Active
Size
2,520 SF
Lot size
1.20 Acres
Property subtype
Multi-Family
Zoning
Reside
Units
Unit Mix
2BR/1BA, 3BR/1.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,146
Building Details
Building Size
2,520 SF
Year Built
2022
Stories
2
Listing Agency:
Classic Cape Real Estate, LLC
Listed By:
Ken Hager
(508) 737-9974
Source:
Link.flexmls
Added: Sep 13
Last Checked: Sep 15 at 4:05AM
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 Classic Cape Real Estate, LLC
Investment Insights
Based on property information with market context.
This two-family duplex was built in 2022 and contains five bedrooms across two residences. The first unit offers two bedrooms, a full bath, an eat-in kitchen with a slider to a deck, and a living room oriented toward the woods. The second residence includes a living and dining area, an eat-in kitchen, a half bath on the entry level, and three upstairs bedrooms with a full bath. Both units provide direct basement access.
The property occupies 1.2 acres at 5500 State Highway in Eastham and is reached by a 660+ ft. driveway. It abuts the Bike path, with the National Seashore along the path. Nauset Light Ocean Beach is about 2.5 miles away, and nearby amenities include a movie theater, flea market, and restaurant. Zoning is identified as Reside.
The property occupies 1.2 acres at 5500 State Highway in Eastham and is reached by a 660+ ft. driveway. It abuts the Bike path, with the National Seashore along the path. Nauset Light Ocean Beach is about 2.5 miles away, and nearby amenities include a movie theater, flea market, and restaurant. Zoning is identified as Reside.
Key Highlights
- Two‑family duplex with five bedrooms
- Built in 2022 on 1.2 acres
- Accessed by a 660+ ft. driveway
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
$56,175
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
4.68%
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%
$1,123,500
$1.1M
Cap Rate 7%
$802,500
$802.5K
Cap Rate 9%
$624,167
$624.2K
Market Conditions
NOI Build-Up for 2,520 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
$83.2K $33.00/SF
− Vacancy
−$2.9K −$1.16/SF
EGI
$80.2K $31.85/SF
− OpEx
−$24.1K −$9.55/SF
NOI
$56.2K $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%
$1,123,500
Cap Rate 7%
$802,500
Cap Rate 9%
$624,167
Alternative Uses
Best Use
Multifamily LT 5
$802.5K
$702.2K – $936.3K
NOI $56,175 @ 7.0% cap · market cap 4.68%
Second Best
Apartment 5plus
$721.4K
$631.2K – $841.6K
NOI $50,496 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$1.03M
$898.6K – $1.20M
NOI $71,884 @ 7.0% cap · market cap 5.99%
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
72
Businesses Nearby
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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
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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 - Built in 2022, this duplex provides two separate residences with individual kitchens, living areas, and basement access.
Where is this duplex located?
The property is located at 5500 State Highway Eastham, MA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two‑family duplex with five bedrooms; Built in 2022 on 1.2 acres; Accessed by a 660+ ft. driveway
