Coastal Duplex Near The
For Sale
$549,000
71 Central Ave, Salisbury, MA 01952
Seasonal two-family property with an existing deck encroachment requiring resolution.
Property Size1,940 SF
Price / SF$282.99
Days on Market8
Property Features for 71 Central Ave
General Information
Standard status
Active
Size
1,940 SF
Property subtype
2 Family - 2 Units Up/Down
Property Condition
Severity
Repairs Needed
Evidence
A portion of the existing deck encroaches onto an adjacent property and will need to be removed.
Additional Details
Multifamily Units
2
Building Details
Building Size
1,940 SF
Year Built
1920
Listing Agency:
Tom Saab Real Estate
(978) 857-7320
Listed By:
Daniel Kinsella
(978) 857-7320
Source:
Iverty
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 29 at 8:50AM
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 Tom Saab Real Estate
Investment Insights
Based on property information with market context.
This seasonal duplex at 71 Central Ave in Salisbury, Massachusetts, contains 1,940 square feet and dates to 1920. The property is configured as a two-family residence and sits directly across from the beach, providing a coastal setting for renovation or continued seasonal use.
A portion of the existing deck extends onto the neighboring property and must be removed. The seller will address the encroachment after execution of a signed Purchase and Sale Agreement accompanying a full-price offer. The listing agent has an ownership interest in the property.
A portion of the existing deck extends onto the neighboring property and must be removed. The seller will address the encroachment after execution of a signed Purchase and Sale Agreement accompanying a full-price offer. The listing agent has an ownership interest in the property.
Key Highlights
- Two‑family seasonal duplex directly across from the beach
- 1,940 square feet of existing residential improvements
- Built in 1920
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
$32,682
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
5.95%
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%
$653,640
$653.6K
Cap Rate 7%
$466,886
$466.9K
Cap Rate 9%
$363,133
$363.1K
Market Conditions
NOI Build-Up for 1,940 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
$48.9K $25.20/SF
− Vacancy
−$2.2K −$1.13/SF
EGI
$46.7K $24.07/SF
− OpEx
−$14.0K −$7.22/SF
NOI
$32.7K $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%
$653,640
Cap Rate 7%
$466,886
Cap Rate 9%
$363,133
Alternative Uses
Best Use
Multifamily LT 5
$466.9K
$408.5K – $544.7K
NOI $32,682 @ 7.0% cap · market cap 5.95%
Second Best
Apartment 5plus
$421.4K
$368.8K – $491.7K
NOI $29,500 @ 7.0% cap · market cap 5.37%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,393 @ 7.0% cap · market cap 14.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
116
Businesses Nearby
Explore this area
Business Placement
Demographics for 01952, MA
9,236
Population
4,981
Households
1.9
Avg Household Size
52
Median Age
44%
College-Educated
94%
High-School Grad
15.4 sq mi
ZIP Area
600
Density / Sq Mi
$102,521
Median Household Income
$54,344
Median Earnings
$1,646
Median Rent
$450,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Seasonal two-family property with an existing deck encroachment requiring resolution.
Where is this duplex located?
The property is located at 71 Central Ave Salisbury, MA.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Two‑family seasonal duplex directly across from the beach; 1,940 square feet of existing residential improvements; Built in 1920
