Waterfront Two-Family
For Sale
$999,888
66 Sunnyside Ave, Winthrop, MA 02152
Two-story duplex built in 1920 steps from the beach, with enclosed porch, deck, fenced yard, and individually metered electric.
Property Size2,635 SF
Lot Size0.12 Acres
Price / SF$379.46
Days on Market95
Property Features for 66 Sunnyside Ave
General Information
Standard status
Active
Size
2,635 SF
Lot size
0.12 Acres
Property subtype
Multi Family
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,928
Amenities
enclosed porch
deck
fenced yard
professional landscaping
individually metered electric
Building Details
Building Size
2,635 SF
Year Built
1920
Stories
2
Listing Agency:
COM-PRO Real Estate Services, Inc
Listed By:
Mirna Monterrosa Orellana
(617) 650-7187
Source:
Madelyngarciarealestate
Added: Jun 3
Changed: Sep 4
Last Checked: Sep 5 at 5:34AM
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 COM-PRO Real Estate Services, Inc
Investment Insights
Based on property information with market context.
This two-family waterfront home was built in 1920 and offers a classic two-story layout across approximately 2,635 square feet. The configuration includes five bedrooms and two full baths, along with an enclosed porch and a deck. Outdoor space is complemented by a fenced yard and professional landscaping. Utilities are separately handled with individually metered electric.
The property sits on an approximately 5,227 square foot lot in Winthrop’s Cottage Park area, described as steps from the beach with views of the Bay, harbor, marsh, and ocean. Access to downtown Boston is noted as minutes away via Rt. 1A.
Unit 1 is currently listed as rented for $3,100 per month and Unit 2 for $4,000 per month, with stated gross annual income of $85,200 and a stated net of $76,900.
The property sits on an approximately 5,227 square foot lot in Winthrop’s Cottage Park area, described as steps from the beach with views of the Bay, harbor, marsh, and ocean. Access to downtown Boston is noted as minutes away via Rt. 1A.
Unit 1 is currently listed as rented for $3,100 per month and Unit 2 for $4,000 per month, with stated gross annual income of $85,200 and a stated net of $76,900.
Key Highlights
- Waterfront two‑family duplex built in 1920, 2,635 sq ft, in Cottage Park neighborhood steps from the beach
- Bay, harbor, marsh, and ocean views plus an enclosed porch and deck
- 5 bedrooms and 2 full baths with a versatile two‑unit 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
$50,200
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
5.02%
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%
$1,004,000
$1.0M
Cap Rate 7%
$717,143
$717.1K
Cap Rate 9%
$557,778
$557.8K
Market Conditions
NOI Build-Up for 2,635 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
$75.9K $28.80/SF
− Vacancy
−$4.2K −$1.58/SF
EGI
$71.7K $27.22/SF
− OpEx
−$21.5K −$8.16/SF
NOI
$50.2K $19.05/SF
Area
Suffolk County, MA
Vacancy
5.50%
Lease Rate
$28.80 /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%
$1,004,000
Cap Rate 7%
$717,143
Cap Rate 9%
$557,778
Alternative Uses
Best Use
Multifamily LT 5
$717.1K
$627.5K – $836.7K
NOI $50,200 @ 7.0% cap · market cap 5.02%
Second Best
Apartment 5plus
$653.9K
$572.2K – $762.9K
NOI $45,773 @ 7.0% cap · market cap 4.58%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $109,194 @ 7.0% cap · market cap 10.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
561
Businesses Nearby
Explore this area
Business Placement
Demographics for 02152, MA
19,316
Population
8,467
Households
2.3
Avg Household Size
44
Median Age
43%
College-Educated
95%
High-School Grad
1.7 sq mi
ZIP Area
11,362
Density / Sq Mi
$106,357
Median Household Income
$68,062
Median Earnings
$1,909
Median Rent
$606,900
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-story duplex built in 1920 steps from the beach, with enclosed porch, deck, fenced yard, and individually metered electric.
Where is this duplex located?
The property is located at 66 Sunnyside Ave Winthrop, MA.
What is the asking price?
The asking price for this property is $999,888.
What are key features of this property?
This property features: Waterfront two‑family duplex built in 1920, 2,635 sq ft, in Cottage Park neighborhood steps from the beach; Bay, harbor, marsh, and ocean views plus an enclosed porch and deck; 5 bedrooms and 2 full baths with a versatile two‑unit layout
