Partially Occupied
New
For Sale
$775,000
686-A Boston St, Lynn, MA 01905
One unit is occupied and the other is vacant, offering flexibility for residential use or leasing.
Property Size1,713 SF
Price / SF$452.42
Days on Market7
Property Features for 686-A Boston St
General Information
Standard status
Active
Size
1,713 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
R2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$7,220
Building Details
Building Size
1,713 SF
Year Built
1900
Stories
3
Listing Agency:
Churchill Properties
(413) 786-0584
Listed By:
Barbara M Burke · License #452508574
Source:
Insightrealtygroup
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 12:36PM
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 Churchill Properties
Investment Insights
Based on property information with market context.
This duplex at 686-A Boston St in Lynn, Massachusetts, contains 1,713 square feet and dates to 1900. The first-floor unit is occupied, while the second-floor unit is vacant, creating a flexible configuration for continued rental use, personal occupancy, or multigenerational living as described in the property information.
The property is 3 miles from the ocean, 10 miles from Boston, and 2.5 miles from an MBTA station. Local bus service, shopping, restaurants, and parks are also identified nearby, adding access to everyday amenities and regional transportation.
The property is 3 miles from the ocean, 10 miles from Boston, and 2.5 miles from an MBTA station. Local bus service, shopping, restaurants, and parks are also identified nearby, adding access to everyday amenities and regional transportation.
Key Highlights
- Duplex with 1,713 square feet of property size
- First‑floor unit is occupied
- Second‑floor unit is vacant
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
$34,429
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
4.44%
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%
$688,580
$688.6K
Cap Rate 7%
$491,843
$491.8K
Cap Rate 9%
$382,544
$382.5K
Market Conditions
NOI Build-Up for 1,713 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
$52.4K $30.60/SF
− Vacancy
−$3.2K −$1.89/SF
EGI
$49.2K $28.71/SF
− OpEx
−$14.8K −$8.61/SF
NOI
$34.4K $20.10/SF
Area
Lynn, MA
Vacancy
6.17%
Lease Rate
$30.60 /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%
$688,580
Cap Rate 7%
$491,843
Cap Rate 9%
$382,544
Alternative Uses
Best Use
Multifamily LT 5
$491.8K
$430.4K – $573.8K
NOI $34,429 @ 7.0% cap · market cap 4.44%
Second Best
Apartment 5plus
$427.4K
$374.0K – $498.6K
NOI $29,916 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$606.1K
$530.4K – $707.1K
NOI $42,428 @ 7.0% cap · market cap 5.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
629
Businesses Nearby
Explore this area
Business Placement
Demographics for 01905, MA
27,761
Population
9,583
Households
2.9
Avg Household Size
34
Median Age
21%
College-Educated
79%
High-School Grad
3.1 sq mi
ZIP Area
8,955
Density / Sq Mi
$84,341
Median Household Income
$42,983
Median Earnings
$1,749
Median Rent
$443,200
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 unit is occupied and the other is vacant, offering flexibility for residential use or leasing.
Where is this duplex located?
The property is located at 686-A Boston St Lynn, MA.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Duplex with 1,713 square feet of property size; First‑floor unit is occupied; Second‑floor unit is vacant
