Duplex Property with Off-Street
For Sale
$675,000
64 Hancock Street, Haverhill, MA 01832
Residential property with a flexible multi-bedroom layout, neighborhood access, and parking away from the street.
Property Size1,854 SF
Price / SF$364.08
Days on Market177
Property Features for 64 Hancock Street
General Information
Standard status
Active
Size
1,854 SF
Total Parking Spaces
4
Property subtype
Multi-family / 2 Family
Zoning
Res
Additional Details
Public Transit
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$5,581
Amenities
City/Town Sewer, Public
No, Yes, .00, Paved Drive, Paved Drive
No
2.0
Full
2
2.00
Asphalt/Composition Shingles
Building Details
Year Built
1900
Listing Agency:
Matias Realty, LLC
(978) 208-1472
Listed By:
Magdiel Matias · License #9558785
(978) 208-1472
Source:
Compass
Added: Mar 7
Changed: Aug 30
Last Checked: Aug 30 at 9:15AM
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 Matias Realty, LLC
Investment Insights
Based on property information with market context.
This duplex property at 64 Hancock Street offers approximately 1,854 square feet of living space, arranged with 5 bedrooms and 2 bathrooms. The 1900-built residence includes a functional kitchen, sizable living areas, and a layout that can accommodate household members, guests, or work-from-home needs. Off-street parking and asphalt/composition shingle roofing are also noted.
The property is zoned Res and sits near downtown Haverhill, with access to public transportation and commuter rail options. Schools, shopping, restaurants, and major commuter routes are identified in the surrounding area, adding practical connectivity for residents. The manageable lot and established residential setting complement the property's flexible interior configuration.
The property is zoned Res and sits near downtown Haverhill, with access to public transportation and commuter rail options. Schools, shopping, restaurants, and major commuter routes are identified in the surrounding area, adding practical connectivity for residents. The manageable lot and established residential setting complement the property's flexible interior configuration.
Key Highlights
- Approximately 1,854 square feet with 5 bedrooms and 2 bathrooms
- Duplex property zoned Res
- Off‑street parking on a manageable lot
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
$31,233
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
4.63%
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%
$624,660
$624.7K
Cap Rate 7%
$446,186
$446.2K
Cap Rate 9%
$347,033
$347.0K
Market Conditions
NOI Build-Up for 1,854 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
$46.7K $25.20/SF
− Vacancy
−$2.1K −$1.13/SF
EGI
$44.6K $24.07/SF
− OpEx
−$13.4K −$7.22/SF
NOI
$31.2K $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%
$624,660
Cap Rate 7%
$446,186
Cap Rate 9%
$347,033
Alternative Uses
Best Use
Multifamily LT 5
$446.2K
$390.4K – $520.6K
NOI $31,233 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$402.8K
$352.4K – $469.9K
NOI $28,193 @ 7.0% cap · market cap 4.18%
Theoretical Best
Office A
$1.10M
$960.4K – $1.28M
NOI $76,829 @ 7.0% cap · market cap 11.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,061
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 - Residential property with a flexible multi-bedroom layout, neighborhood access, and parking away from the street.
Where is this duplex located?
The property is located at 64 Hancock Street Haverhill, MA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Approximately 1,854 square feet with 5 bedrooms and 2 bathrooms; Duplex property zoned Res; Off‑street parking on a manageable lot
