Two-Unit Duplex with Full
For Sale
$1,100,000
600 Kingsbury Beach Road, Eastham, MA 02642
Multi-Family, Eastham, MA
Property Size2,640 SF
Lot Size0.72 Acres
Price / SF$416.67
Days on Market22
Property Features for 600 Kingsbury Beach Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Reside
Bedrooms
6
Bathrooms
3
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 2, Bedroom 4, Bathroom 4, Bathroom 3, Basement, Bedroom 5, Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 6, Bathroom 1
Parking features
Driveway
Patio and Porch features
Deck
Exterior features
Private Yard
Basement
Finished, Walk-Out Access
Appliances
Water Heater
Lot features
Level
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
Use GPS. Route 6A to Kingsbury Beach Road. #600 on the right. See sign.
Subdivision
Eastham
Standard status
Active
APN
EAST M:11 B: L:256-D
Size
2,640 SF
Lot size
0.72 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6647
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas
Water source
Public
Building Details
Year built
1988
Floors in Building
2
Number of units
2
Flooring type
Tile, Carpet, Hardwood
Building materials
Clapboard, Shingle Siding
Roof type
Asphalt
Additional Structures
Outbuilding
Listing Agency:
Beach Road Properties
(508) 255-5444
Listed By:
James D Mawn
(858) 922-3040
Added: Aug 26
Changed: Sep 16
Last Checked: Sep 16 at 7:06PM
MLS# 22604215
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, 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 two-unit residential property in Eastham includes three bedrooms and 1.5 baths per side, providing six bedrooms and three bathrooms overall. The building dates to 1988 and includes a full basement, natural gas heating, public water, septic service, driveway parking, and a deck. Interior finishes include tile, carpet, and hardwood, while the exterior combines clapboard and shingle siding.
Set on 0.72 acres at 600 Kingsbury Beach Road, the property is close to Great Pond and Cape Cod Bay beaches. Established tenants are in place, and the duplex format supports continued rental use or occupancy of one unit while retaining the other as a separate residence.
Set on 0.72 acres at 600 Kingsbury Beach Road, the property is close to Great Pond and Cape Cod Bay beaches. Established tenants are in place, and the duplex format supports continued rental use or occupancy of one unit while retaining the other as a separate residence.
Key Highlights
- Two‑unit layout with three bedrooms and 1.5 baths per side
- Six total bedrooms across the duplex
- 0.72‑acre parcel with private yard and deck
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
$58,850
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
5.35%
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%
$1,177,000
$1.2M
Cap Rate 7%
$840,714
$840.7K
Cap Rate 9%
$653,889
$653.9K
Market Conditions
NOI Build-Up for 2,640 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
$87.1K $33.00/SF
− Vacancy
−$3.0K −$1.16/SF
EGI
$84.1K $31.85/SF
− OpEx
−$25.2K −$9.55/SF
NOI
$58.8K $22.29/SF
Area
Barnstable County, MA
Vacancy
3.50%
Lease Rate
$33.00 /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%
$1,177,000
Cap Rate 7%
$840,714
Cap Rate 9%
$653,889
Alternative Uses
Best Use
Multifamily LT 5
$840.7K
$735.6K – $980.8K
NOI $58,850 @ 7.0% cap · market cap 5.35%
Second Best
Apartment 5plus
$755.7K
$661.3K – $881.7K
NOI $52,901 @ 7.0% cap · market cap 4.81%
Theoretical Best
Office A
$1.08M
$941.3K – $1.26M
NOI $75,307 @ 7.0% cap · market cap 6.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
60
Businesses Nearby
Explore this area
Business Placement
Demographics for 02642, MA
5,752
Population
6,349
Households
0.9
Avg Household Size
61
Median Age
52%
College-Educated
96%
High-School Grad
14.0 sq mi
ZIP Area
411
Density / Sq Mi
$72,683
Median Household Income
$42,638
Median Earnings
$1,692
Median Rent
$668,400
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
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Frequently Asked Questions
What type of property is this?
Duplex - Tenant-occupied duplex on a wooded residential parcel with public water, natural gas heat, driveway parking, and outdoor space.
Where is this duplex located?
The property is located at 600 Kingsbury Beach Road Eastham, MA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two‑unit layout with three bedrooms and 1.5 baths per side; Six total bedrooms across the duplex; 0.72‑acre parcel with private yard and deck
