Corner Lot 5-Unit
For Sale
$1,090,000
77-79 Beach Street, Haverhill, MA 01832
Five-unit multifamily on a corner lot with 13 bedrooms and 5.5 baths, built in 1900 and offered as-is.
Property Size5,060 SF
Lot Size0.18 Acres
Price / SF$215.42
Days on Market38
Property Features for 77-79 Beach Street
General Information
Standard status
Active
Size
5,060 SF
Lot size
0.18 Acres
Property subtype
Multi-family
Additional Details
Multifamily Units
5
Building Details
Year Built
1900
Listing Agency:
Northeast Private Client Group,LLC
Listed By:
Patrick Wheeler
(617) 993-4639
Source:
Flowrealty
Added: Jul 3
Changed: Aug 8
Last Checked: Aug 8 at 4:36PM
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 Northeast Private Client Group,LLC
Investment Insights
Based on property information with market context.
This 5-unit multifamily property is located on a corner lot and contains approximately 13 bedrooms and 5.5 baths across one 1-bedroom unit, three 2-bedroom units, and one 5-bedroom unit. Each unit includes a living room, kitchen, bedrooms, and a full bath. The building was constructed in 1900 and features vinyl siding, replacement windows, and gas forced hot water heat. Several units have undergone total renovation and modernization since the previous purchase, and the property is reported to be in average-plus overall condition with no significant deferred maintenance. The property is being sold in as-is condition, and buyers are encouraged to conduct their own due diligence.
The property sits at the intersection of Beach and Wilson Streets in Haverhill, MA.
The property sits at the intersection of Beach and Wilson Streets in Haverhill, MA.
Key Highlights
- 5‑unit multifamily on a corner lot at the intersection of Beach and Wilson Streets in Haverhill
- Approx. 5,060 SF total on 0.176 acres; built in 1900
- Unit mix: one 1‑bedroom, three 2‑bedroom, and one 5‑bedroom unit (13 bedrooms total, 5.5 baths total)
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
$76,944
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
7.06%
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%
$1,538,880
$1.5M
Cap Rate 7%
$1,099,200
$1.1M
Cap Rate 9%
$854,933
$854.9K
Market Conditions
NOI Build-Up for 5,060 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
$145.7K $28.80/SF
− Vacancy
−$5.8K −$1.15/SF
EGI
$139.9K $27.65/SF
− OpEx
−$63.0K −$12.44/SF
NOI
$76.9K $15.21/SF
Area
Essex County, MA
Vacancy
4.00%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,538,880
Cap Rate 7%
$1,099,200
Cap Rate 9%
$854,933
Alternative Uses
Best Use
Apartment 5plus
$1.10M
$961.8K – $1.28M
NOI $76,944 @ 7.0% cap · market cap 7.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.00M
$2.62M – $3.49M
NOI $209,685 @ 7.0% cap · market cap 19.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
421
Businesses Nearby
Explore this area
Business Placement
Demographics for 01832, MA
25,656
Population
10,735
Households
2.4
Avg Household Size
38
Median Age
28%
College-Educated
90%
High-School Grad
11.4 sq mi
ZIP Area
2,251
Density / Sq Mi
$81,141
Median Household Income
$47,151
Median Earnings
$1,612
Median Rent
$410,300
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?
Apartment building - Five-unit multifamily on a corner lot with 13 bedrooms and 5.5 baths, built in 1900 and offered as-is.
Where is this apartment building located?
The property is located at 77-79 Beach Street Haverhill, MA.
What is the asking price?
The asking price for this property is $1,090,000.
What are key features of this property?
This property features: 5‑unit multifamily on a corner lot at the intersection of Beach and Wilson Streets in Haverhill; Approx. 5,060 SF total on 0.176 acres; built in 1900; Unit mix: one 1‑bedroom, three 2‑bedroom, and one 5‑bedroom unit (13 bedrooms total, 5.5 baths total)
