Renovated 2-Unit
For Sale
$649,900
82-84 O Drive, Westport, MA 02790
Two renovated residences feature updated kitchens, open layouts, and separate living accommodations.
Property Size1,666 SF
Price / SF$390.10
Days on Market246
Property Features for 82-84 O Drive
General Information
Standard status
Active
Size
1,666 SF
Total Parking Spaces
2
Property subtype
Multi-family / 2 Family
Zoning
R1
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,394
Amenities
No
Tile, Vinyl
Range, Microwave
Insulated Doors
2.0
Insulated Windows
Electric Dryer Hookup, Washer Hookup
Crawl, Interior Access, Concrete Floor, Unfinished Basement
Living Room, Kitchen, Window AC
2
2.00
Frame
Shingle
Deck - Wood
Building Details
Year Built
1975
Listing Agency:
Amaral & Associates RE
(508) 674-4972
Listed By:
Derek Viveiros · License #9555114
(508) 674-4972
Source:
Compass
Added: Dec 28, 2025
Changed: Aug 30
Last Checked: Aug 30 at 9:43AM
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 Amaral & Associates RE
Investment Insights
Based on property information with market context.
This 2-unit duplex contains 1,666 square feet and was built in 1975. Each residence includes 2 bedrooms, 1 full bath, a living room, and a kitchen with an open layout. Interior improvements include quartz countertops, tile and vinyl finishes, updated tub surrounds, insulated doors, insulated windows, and hookups for laundry equipment. Window AC is also provided.
Major property upgrades include electrical and plumbing work, a new septic system, roof, windows, and water heaters. The exterior includes a wood-frame structure with shingle siding and wood decks. Additional utility and storage features include an unfinished basement with interior access and a concrete floor, plus a crawl space. The property is located at 82-84 O Drive in Westport, Massachusetts, and carries R1 zoning.
Major property upgrades include electrical and plumbing work, a new septic system, roof, windows, and water heaters. The exterior includes a wood-frame structure with shingle siding and wood decks. Additional utility and storage features include an unfinished basement with interior access and a concrete floor, plus a crawl space. The property is located at 82-84 O Drive in Westport, Massachusetts, and carries R1 zoning.
Key Highlights
- Two‑unit duplex with 1,666 square feet of total property size
- Each unit has 2 bedrooms and 1 full bath
- Renovated kitchens with quartz countertops and open layouts
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
$29,773
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
4.58%
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%
$595,460
$595.5K
Cap Rate 7%
$425,329
$425.3K
Cap Rate 9%
$330,811
$330.8K
Market Conditions
NOI Build-Up for 1,666 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
$46.0K $27.60/SF
− Vacancy
−$3.4K −$2.07/SF
EGI
$42.5K $25.53/SF
− OpEx
−$12.8K −$7.66/SF
NOI
$29.8K $17.87/SF
Area
Bristol County, MA
Vacancy
7.50%
Lease Rate
$27.60 /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%
$595,460
Cap Rate 7%
$425,329
Cap Rate 9%
$330,811
Alternative Uses
Best Use
Multifamily LT 5
$425.3K
$372.2K – $496.2K
NOI $29,773 @ 7.0% cap · market cap 4.58%
Second Best
Apartment 5plus
$395.3K
$345.9K – $461.2K
NOI $27,669 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$1.01M
$887.8K – $1.18M
NOI $71,020 @ 7.0% cap · market cap 10.93%
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
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 02790, MA
16,458
Population
7,523
Households
2.2
Avg Household Size
50
Median Age
30%
College-Educated
91%
High-School Grad
53.9 sq mi
ZIP Area
305
Density / Sq Mi
$100,617
Median Household Income
$52,188
Median Earnings
$1,313
Median Rent
$476,000
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 renovated residences feature updated kitchens, open layouts, and separate living accommodations.
Where is this duplex located?
The property is located at 82-84 O Drive Westport, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,666 square feet of total property size; Each unit has 2 bedrooms and 1 full bath; Renovated kitchens with quartz countertops and open layouts
