Duplex with Private
For Sale
$775,000
Pending
79-81 High Street, Lawrence, MA 01841
Built in 1987, this duplex offers two two-bedroom units with private driveway access and backyard space.
Property Size2,080 SF
Days on Market51
Property Features for 79-81 High Street
General Information
Standard status
Pending
Size
2,080 SF
Property subtype
Duplex
Building Details
Building Size
2,080 SF
Year Built
1987
Buildings
1
Tenancy
Multi
Listing Agency:
IVerty Realty, LLC
Listed By:
Mela Dieujuste · License #452508574
(413) 786-0584
Source:
Iverty
Added: Jul 28
Changed: Sep 15
Last Checked: Sep 15 at 7:38AM
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 IVerty Realty, LLC
Investment Insights
Based on property information with market context.
This duplex was built in 1987 and provides approximately 2,080 square feet of living space across two units. Each unit includes 2 bedrooms and 1.5 bathrooms, along with a private driveway and its own backyard. The property also features spacious basements that offer the potential for additional finished living space, adding flexibility for future customization.
The duplex is located at 79-81 High Street in Lawrence, MA, in an established neighborhood. With independent outdoor space and dedicated driveway access for each unit, the layout is designed to support comfortable day-to-day living while offering owners optionality through the basement areas.
For buyers looking for a two-unit residential income opportunity or homeowners seeking an owner-occupied setup, the combination of unit configuration, private outdoor space, and basement potential can support a range of occupancy and personalization plans.
The duplex is located at 79-81 High Street in Lawrence, MA, in an established neighborhood. With independent outdoor space and dedicated driveway access for each unit, the layout is designed to support comfortable day-to-day living while offering owners optionality through the basement areas.
For buyers looking for a two-unit residential income opportunity or homeowners seeking an owner-occupied setup, the combination of unit configuration, private outdoor space, and basement potential can support a range of occupancy and personalization plans.
Key Highlights
- Built in 1987
- Approximately 2,080 SF total living space
- Two units, each with 2 bedrooms and 1.5 bathrooms
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
$35,040
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
4.52%
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%
$700,800
$700.8K
Cap Rate 7%
$500,571
$500.6K
Cap Rate 9%
$389,333
$389.3K
Market Conditions
NOI Build-Up for 2,080 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
$52.4K $25.20/SF
− Vacancy
−$2.4K −$1.13/SF
EGI
$50.1K $24.07/SF
− OpEx
−$15.0K −$7.22/SF
NOI
$35.0K $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%
$700,800
Cap Rate 7%
$500,571
Cap Rate 9%
$389,333
Alternative Uses
Best Use
Multifamily LT 5
$500.6K
$438.0K – $584.0K
NOI $35,040 @ 7.0% cap · market cap 4.52%
Second Best
Apartment 5plus
$451.8K
$395.4K – $527.2K
NOI $31,629 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,195 @ 7.0% cap · market cap 11.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,021
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
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 - Built in 1987, this duplex offers two two-bedroom units with private driveway access and backyard space.
Where is this duplex located?
The property is located at 79-81 High Street Lawrence, MA.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Built in 1987; Approximately 2,080 SF total living space; Two units, each with 2 bedrooms and 1.5 bathrooms
