Duplex with Assigned
For Sale
$950,000
Pending
71-73 South Pleasant, Haverhill, MA 01835
Residential duplex with paved off-street parking, assigned spaces, balconies, and a gas water heater.
Property Size4,736 SF
Days on Market62
Property Features for 71-73 South Pleasant
General Information
Standard status
Pending
Size
4,736 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
RU
Net Operating Income
$95,060
Taxes and HOA fees
Annual Taxes
$7,725
Amenities
Full
Gas Water Heater
Paved, Off Street, Assigned
Balcony
Building Details
Building Size
4,736 SF
Year Built
1920
Stories
4
Listing Agency:
(617) 777-4500
Listed By:
Lorenzo Micali
(617) 777-4500
Source:
Evrealestate
Added: Jun 12
Changed: Aug 9
Last Checked: Aug 11 at 6:10AM
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 Lorenzo Micali
Investment Insights
Based on property information with market context.
This duplex property was built in 1920 and includes balconies, paved off-street parking, and assigned parking spaces. Interior features include a full feature and a gas water heater.
The property is located at 71-73 South Pleasant in Haverhill, Massachusetts, within Essex County. Zoning is designated RU.
The property is located at 71-73 South Pleasant in Haverhill, Massachusetts, within Essex County. Zoning is designated RU.
Key Highlights
- Duplex property at 71‑73 South Pleasant, Haverhill, MA 01835
- Built in 1920
- Paved off‑street parking with assigned spaces
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
$79,784
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
8.40%
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%
$1,595,680
$1.6M
Cap Rate 7%
$1,139,771
$1.1M
Cap Rate 9%
$886,489
$886.5K
Market Conditions
NOI Build-Up for 4,736 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
$119.3K $25.20/SF
− Vacancy
−$5.4K −$1.13/SF
EGI
$114.0K $24.07/SF
− OpEx
−$34.2K −$7.22/SF
NOI
$79.8K $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%
$1,595,680
Cap Rate 7%
$1,139,771
Cap Rate 9%
$886,489
Alternative Uses
Best Use
Multifamily LT 5
$1.14M
$997.3K – $1.33M
NOI $79,784 @ 7.0% cap · market cap 8.40%
Second Best
Apartment 5plus
$1.03M
$900.2K – $1.20M
NOI $72,018 @ 7.0% cap · market cap 7.58%
Theoretical Best
Office A
$2.80M
$2.45M – $3.27M
NOI $196,259 @ 7.0% cap · market cap 20.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,004
Businesses Nearby
Explore this area
Business Placement
Demographics for 01835, MA
14,578
Population
5,702
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
94%
High-School Grad
7.8 sq mi
ZIP Area
1,869
Density / Sq Mi
$108,275
Median Household Income
$52,837
Median Earnings
$1,747
Median Rent
$431,400
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 - Residential duplex with paved off-street parking, assigned spaces, balconies, and a gas water heater.
Where is this duplex located?
The property is located at 71-73 South Pleasant Haverhill, MA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Duplex property at 71‑73 South Pleasant, Haverhill, MA 01835; Built in 1920; Paved off‑street parking with assigned spaces
