Two-Unit Duplex with
For Sale
$829,000
Pending
60 Beach St, Haverhill, MA 01832
One residence is tenant-occupied; the second spans two levels with updated finishes and separate gas and electric utilities.
Property Size2,665 SF
Days on Market139
Property Features for 60 Beach St
General Information
Standard status
Pending
Size
2,665 SF
Total Parking Spaces
6
Property subtype
Multi Family Home
Zoning
Res
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 4BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,595
Amenities
detached garage
off-street parking
mini-splits
Building Details
Building Size
2,665 SF
Year Built
1900
Buildings
1
Stories
3
Units
2
Listing Agency:
William Raveis R.E. & Home Services
(978) 733-8433
Listed By:
The Lucci Witte Team
(978) 733-8433
Source:
Aucoinryanrealty
Added: Apr 15
Changed: Aug 29
Last Checked: Apr 24 at 6:09AM
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 William Raveis R.E. & Home Services
Investment Insights
Based on property information with market context.
This 2,665-square-foot duplex, built in 1900, includes two separate residences with distinct layouts. The first unit is a 2 bed, 1 bath apartment with a tenant already in place. The second is a renovated townhouse-style residence arranged across two levels, offering 4 bed, 2 full bath, luxury vinyl flooring, quartz countertops, stainless steel appliances, recessed lighting, updated electrical and plumbing, and new windows. A walk-in closet with custom built-ins serves the primary bedroom, while third-floor mini-splits provide heating and cooling.
The property also includes a large 2-car detached garage and off-street parking. Gas and electric utilities are separately metered by unit. Located near Route 495, downtown Haverhill, restaurants, shopping, and the commuter rail, the property combines a two-unit configuration with access to nearby transportation and amenities.
The property also includes a large 2-car detached garage and off-street parking. Gas and electric utilities are separately metered by unit. Located near Route 495, downtown Haverhill, restaurants, shopping, and the commuter rail, the property combines a two-unit configuration with access to nearby transportation and amenities.
Key Highlights
- 2,665‑square‑foot duplex built in 1900
- Unit 1: 2 bed, 1 bath with a tenant in place
- Renovated Unit 2: 4 bed, 2 full bath townhouse‑style layout
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
$44,895
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
5.42%
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%
$897,900
$897.9K
Cap Rate 7%
$641,357
$641.4K
Cap Rate 9%
$498,833
$498.8K
Market Conditions
NOI Build-Up for 2,665 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
$67.2K $25.20/SF
− Vacancy
−$3.0K −$1.13/SF
EGI
$64.1K $24.07/SF
− OpEx
−$19.2K −$7.22/SF
NOI
$44.9K $16.85/SF
Area
Essex County, MA
Vacancy
4.50%
Lease Rate
$25.20 /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%
$897,900
Cap Rate 7%
$641,357
Cap Rate 9%
$498,833
Alternative Uses
Best Use
Multifamily LT 5
$641.4K
$561.2K – $748.3K
NOI $44,895 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$578.9K
$506.6K – $675.4K
NOI $40,525 @ 7.0% cap · market cap 4.89%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,437 @ 7.0% cap · market cap 13.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
421
Businesses Nearby
Explore this area
Business Placement
Demographics for 01832, MA
25,656
Population
10,735
Households
2.4
Avg Household Size
38
Median Age
28%
College-Educated
90%
High-School Grad
11.4 sq mi
ZIP Area
2,251
Density / Sq Mi
$81,141
Median Household Income
$47,151
Median Earnings
$1,612
Median Rent
$410,300
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 - One residence is tenant-occupied; the second spans two levels with updated finishes and separate gas and electric utilities.
Where is this duplex located?
The property is located at 60 Beach St Haverhill, MA.
What is the asking price?
The asking price for this property is $829,000.
What are key features of this property?
This property features: 2,665‑square‑foot duplex built in 1900; Unit 1: 2 bed, 1 bath with a tenant in place; Renovated Unit 2: 4 bed, 2 full bath townhouse‑style layout
