Two-Family Home with
For Sale
$739,900
8-10 Cady St, Lowell, MA 01852
Two occupied units provide eight bedrooms, off-street parking, and convenient access to downtown amenities and public transportation.
Property Size2,502 SF
Price / SF$295.72
Days on Market72
Property Features for 8-10 Cady St
General Information
Standard status
Active
Size
2,502 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Zoning
TTF
Occupancy
100%
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,351
Amenities
off-street parking
Building Details
Building Size
2,502 SF
Year Built
1930
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
LPT Realty - Home & Key Group
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 25
Changed: Sep 3
Last Checked: Sep 2 at 1:44PM
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 LPT Realty - Home & Key Group
Investment Insights
Based on property information with market context.
This duplex contains two residential units with a combined 8 bedrooms and 2,502 square feet. Both residences are occupied by tenants at will, and each unit has a deleaded certificate. The property also provides off-street parking and was built in 1930.
Located at 8-10 Cady St in Lowell, the property is near downtown, restaurants, retail, parks, public transportation, and major commuter routes. Zoning is TTF, supporting the property’s two-family configuration.
Located at 8-10 Cady St in Lowell, the property is near downtown, restaurants, retail, parks, public transportation, and major commuter routes. Zoning is TTF, supporting the property’s two-family configuration.
Key Highlights
- Two‑unit residential property with 8 total bedrooms
- 2,502 square feet across both units
- Both units occupied by tenants at will
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
$49,573
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
6.70%
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%
$991,460
$991.5K
Cap Rate 7%
$708,186
$708.2K
Cap Rate 9%
$550,811
$550.8K
Market Conditions
NOI Build-Up for 2,502 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
$76.6K $30.60/SF
− Vacancy
−$5.7K −$2.30/SF
EGI
$70.8K $28.31/SF
− OpEx
−$21.2K −$8.49/SF
NOI
$49.6K $19.81/SF
Area
Lowell, MA
Vacancy
7.50%
Lease Rate
$30.60 /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%
$991,460
Cap Rate 7%
$708,186
Cap Rate 9%
$550,811
Alternative Uses
Best Use
Multifamily LT 5
$708.2K
$619.7K – $826.2K
NOI $49,573 @ 7.0% cap · market cap 6.70%
Second Best
Apartment 5plus
$637.6K
$557.9K – $743.9K
NOI $44,632 @ 7.0% cap · market cap 6.03%
Theoretical Best
Office A
$880.6K
$770.5K – $1.03M
NOI $61,643 @ 7.0% cap · market cap 8.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,774
Businesses Nearby
Explore this area
Business Placement
Demographics for 01852, MA
36,708
Population
15,363
Households
2.4
Avg Household Size
37
Median Age
33%
College-Educated
86%
High-School Grad
5.0 sq mi
ZIP Area
7,342
Density / Sq Mi
$77,058
Median Household Income
$48,976
Median Earnings
$1,567
Median Rent
$397,200
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 - Two occupied units provide eight bedrooms, off-street parking, and convenient access to downtown amenities and public transportation.
Where is this duplex located?
The property is located at 8-10 Cady St Lowell, MA.
What is the asking price?
The asking price for this property is $739,900.
What are key features of this property?
This property features: Two‑unit residential property with 8 total bedrooms; 2,502 square feet across both units; Both units occupied by tenants at will
