Duplex with CC
For Sale
$849,999
7-r W Dane Street, Beverly, MA 01915
Two residential units offer a vacant first-floor space and a month-to-month second-floor tenancy.
Property Size1,801 SF
Lot Size0.20 Acres
Price / SF$471.96
Days on Market38
Property Features for 7-r W Dane Street
General Information
Standard status
Active
Size
1,801 SF
Lot size
0.20 Acres
Property subtype
Multi-family
Zoning
CC
Occupancy
50%
Lease Term
[]
Property Condition
Severity
Repairs Needed
Evidence
needs updating
Additional Details
Road Access
Yes
Land Use
residential, commercial, mixed-use
Amenities
basement
garage
driveway
backyard
water fountain
chicken coop
Building Details
Year Built
1900
Buildings
2
Tenancy
Multi
Listing Agency:
Century 21 North East
Listed By:
Brian Averback
(207) 619-7571
Source:
Portsiderealestategroup
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 26 at 1:07PM
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 two-family property contains 1,801 square feet and was built in 1900. The first-floor unit is vacant, while the second-floor unit has 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 included.
The property occupies an approximately 8,625 sq. ft. (0.20-acre) lot at 7-R W Dane Street in Beverly. It is located within the CC (Central Business) zoning district, which supports residential, commercial, and mixed-use possibilities subject to applicable requirements and approvals. Buyers and their agents are responsible for due diligence concerning zoning, permitted uses, development potential, measurements, and other property information.
The property occupies an approximately 8,625 sq. ft. (0.20-acre) lot at 7-R W Dane Street in Beverly. It is located within the CC (Central Business) zoning district, which supports residential, commercial, and mixed-use possibilities subject to applicable requirements and approvals. Buyers and their agents are responsible for due diligence concerning zoning, permitted uses, development potential, measurements, and other property information.
Key Highlights
- Approximately 8,625 sq. ft. (0.20‑acre) lot in Beverly’s CC (Central Business) zoning district
- 1,801‑square‑foot two‑family property built in 1900
- First‑floor unit is vacant; second‑floor unit has a month‑to‑month tenant
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
3.57%
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 3.57%
Second Best
Apartment 5plus
$391.2K
$342.3K – $456.5K
NOI $27,387 @ 7.0% cap · market cap 3.22%
Theoretical Best
Office A
$1.07M
$932.9K – $1.24M
NOI $74,633 @ 7.0% cap · market cap 8.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
50%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
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
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 residential units offer a vacant first-floor space and a month-to-month second-floor tenancy.
Where is this duplex located?
The property is located at 7-r W Dane Street Beverly, MA.
What is the asking price?
The asking price for this property is $849,999.
What are key features of this property?
This property features: Approximately 8,625 sq. ft. (0.20‑acre) lot in Beverly’s CC (Central Business) zoning district; 1,801‑square‑foot two‑family property built in 1900; First‑floor unit is vacant; second‑floor unit has a month‑to‑month tenant
