Two-Family Residential Income
For Sale
$599,900
Pending
86-88 Eighth Ave, Haverhill, MA 01830
Built in 1915, this two-story two-family home offers two full baths, an enclosed yard, and five off-street parking spaces.
Property Size2,024 SF
Lot Size0.15 Acres
Days on Market48
Property Features for 86-88 Eighth Ave
General Information
Standard status
Pending
Size
2,024 SF
Total Parking Spaces
5
Lot size
0.15 Acres
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Amenities
enclosed yard
Building Details
Year Built
1915
Stories
2
Listing Agency:
Berkshire Hathaway HomeServices Verani Realty Methuen
(978) 828-1210
Listed By:
Cristino Ynfante
(978) 828-1210
Source:
Lockandkeyre
Added: Jun 26
Changed: Aug 11
Last Checked: Aug 12 at 6:37AM
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 Berkshire Hathaway HomeServices Verani Realty Methuen
Investment Insights
Based on property information with market context.
This two-family, two-story residential property was built in 1915 and provides a flexible layout with two full bathrooms. The home includes an enclosed yard and five off-street parking spaces, supporting both daily living and straightforward access for occupants.
The property is located at 86–88 Eighth Ave in Haverhill, Massachusetts, and sits on a 6,329 square foot lot. It is offered for sale as a multi-family option.
With 2,024 square feet of living area, the configuration supports a two-family residential setup within a compact lot footprint and includes enclosed outdoor space.
The property is located at 86–88 Eighth Ave in Haverhill, Massachusetts, and sits on a 6,329 square foot lot. It is offered for sale as a multi-family option.
With 2,024 square feet of living area, the configuration supports a two-family residential setup within a compact lot footprint and includes enclosed outdoor space.
Key Highlights
- Two‑family home built in 1915 offering 2,024 sq ft of living area
- 6,329 sq ft lot with an enclosed yard
- Includes two full baths
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
$34,097
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
5.68%
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%
$681,940
$681.9K
Cap Rate 7%
$487,100
$487.1K
Cap Rate 9%
$378,856
$378.9K
Market Conditions
NOI Build-Up for 2,024 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
$51.0K $25.20/SF
− Vacancy
−$2.3K −$1.13/SF
EGI
$48.7K $24.07/SF
− OpEx
−$14.6K −$7.22/SF
NOI
$34.1K $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%
$681,940
Cap Rate 7%
$487,100
Cap Rate 9%
$378,856
Alternative Uses
Best Use
Multifamily LT 5
$487.1K
$426.2K – $568.3K
NOI $34,097 @ 7.0% cap · market cap 5.68%
Second Best
Apartment 5plus
$439.7K
$384.7K – $513.0K
NOI $30,778 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $83,874 @ 7.0% cap · market cap 13.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,011
Businesses Nearby
Explore this area
Business Placement
Demographics for 01830, MA
27,553
Population
11,159
Households
2.5
Avg Household Size
41
Median Age
30%
College-Educated
89%
High-School Grad
13.9 sq mi
ZIP Area
1,982
Density / Sq Mi
$79,784
Median Household Income
$49,289
Median Earnings
$1,602
Median Rent
$436,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Built in 1915, this two-story two-family home offers two full baths, an enclosed yard, and five off-street parking spaces.
Where is this duplex located?
The property is located at 86-88 Eighth Ave Haverhill, MA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Two‑family home built in 1915 offering 2,024 sq ft of living area; 6,329 sq ft lot with an enclosed yard; Includes two full baths
