Two-Family Property with Two-Car
For Sale
$819,999
Pending
7-R W Dane St, Beverly, MA 01915
CC zoning supports residential, commercial, and mixed-use possibilities subject to applicable requirements and approvals.
Property Size1,801 SF
Days on Market59
Property Features for 7-R W Dane St
General Information
Standard status
Pending
Size
1,801 SF
Property subtype
2 Family - 2 Units Up/Down
Building Details
Year Built
1900
Listing Agency:
Century 21 North East
(781) 286-8900
Listed By:
Brian Averback
(978) 836-2745
Source:
Lockandkeyre
Added: Jul 29
Changed: Sep 24
Last Checked: Sep 24 at 10:02AM
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 Century 21 North East
Investment Insights
Based on property information with market context.
This 1,801-square-foot two-family property includes a vacant first-floor unit and a second-floor unit occupied by a month-to-month tenant. The building requires updating and is being offered as-is, with a large basement, two-car garage, expansive driveway, and backyard. A water fountain and chicken coop are also located on the property.
The parcel contains approximately 8,625 square feet, or 0.20 acres, within Beverly’s CC (Central Business) zoning district. That district supports a range of residential, commercial, and mixed-use possibilities, subject to applicable requirements and approvals. The combination of existing residential improvements, off-street parking, and central-business zoning provides a flexible property profile for renovation, continued two-family use, or evaluation of future development options. Buyers and their agents are responsible for verifying zoning, permitted uses, measurements, and development potential.
The parcel contains approximately 8,625 square feet, or 0.20 acres, within Beverly’s CC (Central Business) zoning district. That district supports a range of residential, commercial, and mixed-use possibilities, subject to applicable requirements and approvals. The combination of existing residential improvements, off-street parking, and central-business zoning provides a flexible property profile for renovation, continued two-family use, or evaluation of future development options. Buyers and their agents are responsible for verifying zoning, permitted uses, measurements, and development potential.
Key Highlights
- Two‑family property with 1,801 square feet of building area
- Approximately 8,625‑square‑foot lot, or 0.20 acres
- CC (Central Business) zoning district
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
$30,340
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
3.70%
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%
$606,800
$606.8K
Cap Rate 7%
$433,429
$433.4K
Cap Rate 9%
$337,111
$337.1K
Market Conditions
NOI Build-Up for 1,801 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
$45.4K $25.20/SF
− Vacancy
−$2.0K −$1.13/SF
EGI
$43.3K $24.07/SF
− OpEx
−$13.0K −$7.22/SF
NOI
$30.3K $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%
$606,800
Cap Rate 7%
$433,429
Cap Rate 9%
$337,111
Alternative Uses
Best Use
Multifamily LT 5
$433.4K
$379.3K – $505.7K
NOI $30,340 @ 7.0% cap · market cap 3.70%
Second Best
Apartment 5plus
$391.2K
$342.3K – $456.5K
NOI $27,387 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$1.07M
$932.9K – $1.24M
NOI $74,633 @ 7.0% cap · market cap 9.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,527
Businesses Nearby
Explore this area
Business Placement
Demographics for 01915, MA
42,341
Population
17,318
Households
2.4
Avg Household Size
40
Median Age
51%
College-Educated
97%
High-School Grad
14.2 sq mi
ZIP Area
2,982
Density / Sq Mi
$102,347
Median Household Income
$57,989
Median Earnings
$1,684
Median Rent
$619,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - CC zoning supports residential, commercial, and mixed-use possibilities subject to applicable requirements and approvals.
Where is this duplex located?
The property is located at 7-R W Dane St Beverly, MA.
What is the asking price?
The asking price for this property is $819,999.
What are key features of this property?
This property features: Two‑family property with 1,801 square feet of building area; Approximately 8,625‑square‑foot lot, or 0.20 acres; CC (Central Business) zoning district
