Fully Renovated
For Sale
$699,900
Pending
70 Marston Street, Lawrence, MA 01841
Turnkey two-family duplex with separate utilities, central heat and air, in-unit laundry hookups, and ample off-street parking.
Property Size1,746 SF
Days on Market87
Property Features for 70 Marston Street
General Information
Standard status
Pending
Size
1,746 SF
Property subtype
Multi Family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Amenities
off-street parking
yard
in-unit laundry hookups
central air conditioning
Building Details
Building Size
1,746 SF
Year Built
1900
Buildings
1
Listing Agency:
Empire Real EstateTM
Listed By:
George Silva · License #9506309
(978) 965-3554
Source:
Donnellyandco
Added: Jun 20
Changed: Sep 9
Last Checked: Sep 13 at 10:46AM
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 Empire Real EstateTM
Investment Insights
Based on property information with market context.
This fully renovated two-family duplex was updated from the studs out, including electrical, plumbing, and HVAC, with the work completed in 2026. Built in 1900, the property features brand new central heat and air conditioned systems, in-unit laundry hookups, and thoughtfully designed layouts aimed at maximizing comfort and privacy. Each spacious unit includes modern interiors with designer finishes, updated kitchens with quartz countertops, custom cabinetry, and stainless steel appliances.
The property offers separate utilities and low-maintenance construction, along with ample off-street parking and a generous sized yard. It is conveniently located across from major highways and close to local amenities.
The property offers separate utilities and low-maintenance construction, along with ample off-street parking and a generous sized yard. It is conveniently located across from major highways and close to local amenities.
Key Highlights
- Studs‑out renovation completed in 2026 including electrical, plumbing, and HVAC
- Brand new central heat and air conditioning systems
- In‑unit laundry hookups in both units
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
$29,413
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
4.20%
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%
$588,260
$588.3K
Cap Rate 7%
$420,186
$420.2K
Cap Rate 9%
$326,811
$326.8K
Market Conditions
NOI Build-Up for 1,746 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
$44.0K $25.20/SF
− Vacancy
−$2.0K −$1.13/SF
EGI
$42.0K $24.07/SF
− OpEx
−$12.6K −$7.22/SF
NOI
$29.4K $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%
$588,260
Cap Rate 7%
$420,186
Cap Rate 9%
$326,811
Alternative Uses
Best Use
Multifamily LT 5
$420.2K
$367.7K – $490.2K
NOI $29,413 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$379.3K
$331.9K – $442.5K
NOI $26,550 @ 7.0% cap · market cap 3.79%
Theoretical Best
Office A
$1.03M
$904.4K – $1.21M
NOI $72,354 @ 7.0% cap · market cap 10.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,961
Businesses Nearby
Explore this area
Business Placement
Demographics for 01841, MA
53,654
Population
17,546
Households
3.1
Avg Household Size
33
Median Age
15%
College-Educated
70%
High-School Grad
3.0 sq mi
ZIP Area
17,885
Density / Sq Mi
$54,525
Median Household Income
$34,741
Median Earnings
$1,565
Median Rent
$393,800
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 - Turnkey two-family duplex with separate utilities, central heat and air, in-unit laundry hookups, and ample off-street parking.
Where is this duplex located?
The property is located at 70 Marston Street Lawrence, MA.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Studs‑out renovation completed in 2026 including electrical, plumbing, and HVAC; Brand new central heat and air conditioning systems; In‑unit laundry hookups in both units
