Duplex with Accessory Dwelling
For Sale
$1,099,000
6-6AA Mchugh Ave, Billerica, MA 01821
A separate-entry one-bedroom unit has a full kitchen and bath, offering a distinct second living space.
Property Size2,697 SF
Days on Market11
Property Features for 6-6AA Mchugh Ave
General Information
Standard status
Active
Size
2,697 SF
Property subtype
Multi Family
Building Details
Building Size
2,697 SF
Year Built
2026
Listing Agency:
RE/MAX Triumph Realty
Listed By:
Bryan Duby · License #70157
(978) 987-4979
Source:
Donnellyandco
Added: Sep 23
Changed: Oct 2
Last Checked: Oct 1 at 3:55PM
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.
Built in 2026, this 2,697-square-foot split-entry duplex pairs a three-bedroom main residence with a legal accessory dwelling unit. The separate-entry unit has one bedroom, a full bathroom, a kitchen, and a living area. In the main residence, the open living and dining areas connect to a kitchen with quartz countertops and stainless steel appliances. The primary bedroom has a private bath, and two additional bedrooms share a full guest bathroom. Cathedral ceilings define the living room, while a walk-up attic provides storage and potential for future expansion.
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, kitchen, living area, one bedroom, and full bathroom
- 2,697‑square‑foot split‑entry duplex built in 2026
- Main residence includes three bedrooms, including a primary suite with private bath
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
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Open Analytics
Current Use
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
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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 - A separate-entry one-bedroom unit has a full kitchen and bath, offering a distinct second living space.
Where is this duplex located?
The property is located at 6-6AA Mchugh Ave 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, kitchen, living area, one bedroom, and full bathroom; 2,697‑square‑foot split‑entry duplex built in 2026; Main residence includes three bedrooms, including a primary suite with private bath
