Duplex With Legal
New
For Sale
$1,099,000
6-6AA Mchugh Ave, Billerica, MA 01821
Residential Income, Billerica, MA
Property Size2,697 SF
Lot Size0.35 Acres
Price / SF$407.49
Days on Market3
Property Features for 6-6AA Mchugh Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
3
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 1, Bathroom 3
Parking
5
Fireplace
1
Elementary school
Ditson
Middle school
Locke
High school
Bmhs/Shaw Tech
Directions
Boston Rd- Cook St- McHugh Ave
Subdivision
Pinehurst
Standard status
Active
APN
901870
Size
2,697 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Year
2026
Building Details
Year built
2026
Floors in Building
3
Number of units
2
Listing Agency:
RE/MAX Triumph Realty · RE/MAX International
(978) 262-9665
Listed By:
Paul Dunton · License #9067637
(978) 857-0351
Added: Sep 23
Last Checked: Sep 25 at 1:06AM
MLS# 73581676
Copyright © 2026 MLS Property Information Network 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 2,697-square-foot duplex sits on a 0.353-acre lot and is under construction for completion in 2026. The primary residence includes an open living and dining arrangement beneath cathedral ceilings, a kitchen with quartz countertops and stainless steel appliances, three bedrooms, a primary suite with private bath, and an additional full bathroom. A walk-up attic provides storage capacity.
The legal accessory dwelling unit has its own entrance, full kitchen, living area, bedroom, and bathroom. The property is located near shopping, schools, major highways, and public transportation in Billerica, Massachusetts. Zoning is listed as 3, and the home includes a fireplace.
The legal accessory dwelling unit has its own entrance, full kitchen, living area, bedroom, and bathroom. The property is located near shopping, schools, major highways, and public transportation in Billerica, Massachusetts. Zoning is listed as 3, and the home includes a fireplace.
Key Highlights
- 2,697 SF duplex on a 0.353‑acre lot
- Legal ADU with private entrance, full kitchen, living area, bedroom, and bathroom
- Main residence includes 3 bedrooms and 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
Lease Details
2
Residential units
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 - Under-construction property offers a separate entrance, full kitchen, and flexible multigenerational layout.
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: 2,697 SF duplex on a 0.353‑acre lot; Legal ADU with private entrance, full kitchen, living area, bedroom, and bathroom; Main residence includes 3 bedrooms and a primary suite with private bath
