Six-Bedroom Duplex
New
For Sale
$1,100,000
600 Kingsbury Beach Road, Eastham, MA 02642
Two separate residences provide established year-round tenancy with flexibility for continued investment or future owner occupancy.
Property Size2,640 SF
Days on Market3
Property Features for 600 Kingsbury Beach Road
General Information
Standard status
Active
Size
2,640 SF
Property subtype
Multi-Family
Zoning
Reside
Taxes and HOA fees
Annual Taxes
$6,647
Building Details
Building Size
2,640 SF
Year Built
1988
Stories
2
Listing Agency:
Classic Cape Real Estate, LLC
(508) 737-9974
Listed By:
Ken Hager
(508) 737-9974
Source:
Link.flexmls
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 30 at 12:51PM
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 Classic Cape Real Estate, LLC
Investment Insights
Based on property information with market context.
Built in 1988, this duplex contains 2,640 square feet of living space arranged as two residences. Each side includes three bedrooms and 1.5 baths, creating six bedrooms across the property. A full basement, natural gas heat, public water, and ample parking add practical utility, while the outdoor setting occupies .72 acres.
The property is located at 600 Kingsbury Beach Road in Eastham, near Great Pond and Cape Cod Bay beaches. Tenants are already in place on a year-round basis, allowing the property to continue operating as a two-family rental. The separate-unit layout also supports future owner occupancy of one residence while retaining the other as a rental, subject to applicable requirements.
The property is located at 600 Kingsbury Beach Road in Eastham, near Great Pond and Cape Cod Bay beaches. Tenants are already in place on a year-round basis, allowing the property to continue operating as a two-family rental. The separate-unit layout also supports future owner occupancy of one residence while retaining the other as a rental, subject to applicable requirements.
Key Highlights
- Two‑family layout with 2,640 square feet of living space
- Each residence has 3 bedrooms and 1.5 baths; 6 bedrooms total
- Situated on a .72‑acre lot in Eastham
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
Property Profile
Current Use
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences provide established year-round tenancy with flexibility for continued investment or future owner occupancy.
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‑family layout with 2,640 square feet of living space; Each residence has 3 bedrooms and 1.5 baths; 6 bedrooms total; Situated on a .72‑acre lot in Eastham
