Duplex with Legal Accessory
For Sale
$1,099,000
6-6aa Mchugh Avenue, Billerica, MA 01821
A separate-entry, one-bedroom accessory dwelling accompanies a three-bedroom main residence.
Property Size2,697 SF
Price / SF$407.49
Days on Market8
Property Features for 6-6aa Mchugh Avenue
General Information
Standard status
Active
Size
2,697 SF
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Public Transit
Yes
Building Details
Year Built
2026
Listing Agency:
RE/MAX Triumph Realty
Listed By:
Bryan Duby
(508) 823-9400
Source:
Ballowhutchinsonrealestate
Added: Sep 20
Changed: Sep 26
Last Checked: Sep 26 at 2:14PM
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 RE/MAX Triumph Realty
Investment Insights
Based on property information with market context.
Completed in 2026, this 2,697-square-foot duplex pairs a three-bedroom main residence with a legal accessory dwelling unit. The separate unit has its own entrance, kitchen, living area, bedroom, and full bathroom. In the main home, the kitchen, dining area, and living room share an open layout beneath cathedral ceilings. Quartz countertops and stainless steel appliances are among the kitchen finishes. The main level also includes a primary suite with a private bath and a second full bathroom. A walk-up attic provides additional storage space.
Shopping, schools, major highways, and public transportation are nearby.
Shopping, schools, major highways, and public transportation are nearby.
Key Highlights
- Legal accessory dwelling unit with a private entrance, full kitchen, living area, one bedroom, and full bathroom
- 2,697 square feet of building area
- Built in 2026
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
$57,069
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
5.19%
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%
$1,141,380
$1.1M
Cap Rate 7%
$815,271
$815.3K
Cap Rate 9%
$634,100
$634.1K
Market Conditions
NOI Build-Up for 2,697 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
$85.8K $31.80/SF
− Vacancy
−$4.2K −$1.57/SF
EGI
$81.5K $30.23/SF
− OpEx
−$24.5K −$9.07/SF
NOI
$57.1K $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%
$1,141,380
Cap Rate 7%
$815,271
Cap Rate 9%
$634,100
Alternative Uses
Best Use
Multifamily LT 5
$815.3K
$713.4K – $951.2K
NOI $57,069 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$766.6K
$670.8K – $894.4K
NOI $53,661 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$1.60M
$1.40M – $1.86M
NOI $111,763 @ 7.0% cap · market cap 10.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
238
Businesses Nearby
Explore this area
Business Placement
Demographics for 01821, MA
30,909
Population
11,666
Households
2.6
Avg Household Size
43
Median Age
42%
College-Educated
95%
High-School Grad
16.6 sq mi
ZIP Area
1,862
Density / Sq Mi
$142,564
Median Household Income
$65,056
Median Earnings
$2,211
Median Rent
$581,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - A separate-entry, one-bedroom accessory dwelling accompanies a three-bedroom main residence.
Where is this duplex located?
The property is located at 6-6aa Mchugh Avenue Billerica, MA.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: Legal accessory dwelling unit with a private entrance, full kitchen, living area, one bedroom, and full bathroom; 2,697 square feet of building area; Built in 2026
