Duplex with Income-Producing
New
For Sale
$399,900
60 11th St, Wareham, MA 02558
Two residences share one parcel, with separate utilities and renovation needs.
Property Size1,288 SF
Price / SF$310.48
Days on Market7
Property Features for 60 11th St
General Information
Standard status
Active
Size
1,288 SF
Total Parking Spaces
8
Property subtype
Residential Income
Zoning
OVR
Property Condition
Severity
Repairs Needed
Evidence
Both homes require renovation
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,177
Building Details
Building Size
1,288 SF
Year Built
1900
Buildings
2
Listing Agency:
Cape Landing Real Estate
(508) 989-8837
Listed By:
Janet Maxim
Source:
413realestate
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 24 at 3:05AM
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 Cape Landing Real Estate
Investment Insights
Based on property information with market context.
This duplex property contains two separate homes on one parcel, totaling 1,288 square feet. Both residences require renovation, while each has its own utilities. Town water and sewer, natural gas heat, and separate utility service support future ownership and management of the homes. The property was built in 1900.
Two additional unbuildable lots are used for income-producing parking rentals serving boat and RV storage. The property is located at 60 11th St in Wareham, near Onset Village, Onset Beach, restaurants, marinas, and shops. Limited parking options in the area are also noted in connection with the existing parking use.
Two additional unbuildable lots are used for income-producing parking rentals serving boat and RV storage. The property is located at 60 11th St in Wareham, near Onset Village, Onset Beach, restaurants, marinas, and shops. Limited parking options in the area are also noted in connection with the existing parking use.
Key Highlights
- Two separate homes on one parcel, totaling 1,288 SF
- Two additional unbuildable lots used for boat and RV storage parking rentals
- Town water and sewer, plus natural gas heat
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
$21,768
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%
$435,360
$435.4K
Cap Rate 7%
$310,971
$311.0K
Cap Rate 9%
$241,867
$241.9K
Market Conditions
NOI Build-Up for 1,288 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
$32.8K $25.50/SF
− Vacancy
−$1.7K −$1.36/SF
EGI
$31.1K $24.14/SF
− OpEx
−$9.3K −$7.24/SF
NOI
$21.8K $16.90/SF
Area
Plymouth County, MA
Vacancy
5.32%
Lease Rate
$25.50 /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%
$435,360
Cap Rate 7%
$310,971
Cap Rate 9%
$241,867
Alternative Uses
Best Use
Multifamily LT 5
$311.0K
$272.1K – $362.8K
NOI $21,768 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$286.6K
$250.8K – $334.4K
NOI $20,062 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$762.5K
$667.2K – $889.6K
NOI $53,374 @ 7.0% cap · market cap 13.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
65
Businesses Nearby
Explore this area
Business Placement
Demographics for 02558, MA
2,178
Population
1,766
Households
1.2
Avg Household Size
52
Median Age
16%
College-Educated
95%
High-School Grad
1.1 sq mi
ZIP Area
1,980
Density / Sq Mi
$58,594
Median Household Income
$67,889
Median Earnings
$1,482
Median Rent
$426,900
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?
Duplex - Two residences share one parcel, with separate utilities and renovation needs.
Where is this duplex located?
The property is located at 60 11th St Wareham, MA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two separate homes on one parcel, totaling 1,288 SF; Two additional unbuildable lots used for boat and RV storage parking rentals; Town water and sewer, plus natural gas heat
