Two-Unit Duplex with Private
For Sale
$759,000
85 West Main Street, Georgetown, MA 01833
Renovated two-story property with separate rental access and dedicated driveway parking.
Property Size2,180 SF
Lot Size0.33 Acres
Price / SF$348.17
Days on Market165
Property Features for 85 West Main Street
General Information
Standard status
Active
Size
2,180 SF
Total Parking Spaces
6
Lot size
0.33 Acres
Property subtype
Multi-family / 2 Family - 2 Units Side by Side
Zoning
res
Net Operating Income
$21,000
Taxes and HOA fees
Annual Taxes
$6,259
Amenities
No
Wood, Tile, Varies, Hardwood, Stone/Ceramic Tile
Range, Dishwasher, Microwave, Refrigerator
3.0
Insulated Windows, Screens
Washer & Dryer Hookup, Washer Hookup
Full, Interior Access, Bulkhead, Concrete Floor, Unfinished Basement
Storage, Upgraded Cabinets, Upgraded Countertops, Bathroom with Shower Stall, Remodeled, Living Room, Dining Room, Kitchen, Living RM/Dining RM Combo, Security System
2
1
2.50
3
Frame
Shingle
Corner Lot, Gentle Sloping, Level, Other
Shed(s)
Screens
Beach Access, Lake/Pond, Walk to, 3/10 to 1/2 Mile To Beach, Beach Ownership(Public)
Building Details
Year Built
1850
Stories
2
Listing Agency:
Churchill Properties
(978) 572-1966
Listed By:
Valerie R. McGillivray · License #9073656
(978) 572-1966
Source:
Compass
Added: Mar 20
Changed: Aug 31
Last Checked: Aug 31 at 12:09AM
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 Churchill Properties
Investment Insights
Based on property information with market context.
This two-story duplex at 85 West Main Street includes a four-bedroom primary unit with one-and-a-half baths, along with a separate rental unit reached through its own entrance. The 2,180-square-foot property was built in 1850 and has been renovated with updated systems. Interior features include a living room, dining room, kitchen, upgraded cabinets and countertops, remodeled bath space, and basement storage. A security system, washer and dryer hookups, and a shed are also included.
The property occupies 14,210 square feet in Georgetown and includes private driveway parking associated with the rental unit. The site is described as a corner lot with level and gently sloping areas. Residential zoning supports the existing residential configuration, while public beach access and a nearby lake or pond add to the surrounding setting.
The property occupies 14,210 square feet in Georgetown and includes private driveway parking associated with the rental unit. The site is described as a corner lot with level and gently sloping areas. Residential zoning supports the existing residential configuration, while public beach access and a nearby lake or pond add to the surrounding setting.
Key Highlights
- Duplex configuration with a four‑bedroom main unit and separate rental unit
- 2,180 SF property built in 1850
- 14,210‑square‑foot lot in Georgetown, MA
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
$36,725
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
4.84%
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%
$734,500
$734.5K
Cap Rate 7%
$524,643
$524.6K
Cap Rate 9%
$408,056
$408.1K
Market Conditions
NOI Build-Up for 2,180 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
$54.9K $25.20/SF
− Vacancy
−$2.5K −$1.13/SF
EGI
$52.5K $24.07/SF
− OpEx
−$15.7K −$7.22/SF
NOI
$36.7K $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%
$734,500
Cap Rate 7%
$524,643
Cap Rate 9%
$408,056
Alternative Uses
Best Use
Multifamily LT 5
$524.6K
$459.1K – $612.1K
NOI $36,725 @ 7.0% cap · market cap 4.84%
Second Best
Apartment 5plus
$473.6K
$414.4K – $552.5K
NOI $33,150 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,339 @ 7.0% cap · market cap 11.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,720
Businesses Nearby
Explore this area
Business Placement
Demographics for 01833, MA
8,410
Population
3,220
Households
2.6
Avg Household Size
44
Median Age
54%
College-Educated
98%
High-School Grad
12.8 sq mi
ZIP Area
657
Density / Sq Mi
$153,565
Median Household Income
$78,497
Median Earnings
$1,973
Median Rent
$614,700
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 - Renovated two-story property with separate rental access and dedicated driveway parking.
Where is this duplex located?
The property is located at 85 West Main Street Georgetown, MA.
What is the asking price?
The asking price for this property is $759,000.
What are key features of this property?
This property features: Duplex configuration with a four‑bedroom main unit and separate rental unit; 2,180 SF property built in 1850; 14,210‑square‑foot lot in Georgetown, MA
