Two-Unit Residential Income
For Sale
$564,525
86 Elm St, Swansea, MA 02777
Two-bedroom duplex with a bonus office setup, large deck, and private driveway with garage.
Property Size1,851 SF
Price / SF$304.98
Days on Market138
Property Features for 86 Elm St
General Information
Standard status
Active
Size
1,851 SF
Total Parking Spaces
7
Property subtype
Multi-Family
Zoning
R1
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,375
Building Details
Building Size
1,851 SF
Year Built
1842
Stories
2
Listing Agency:
LPT Realty - Home & Key Group
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 20
Changed: Sep 3
Last Checked: Sep 4 at 2:24AM
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 two-unit duplex offers two bedrooms per unit, with the first-floor layout including a bonus room currently configured as an office with a large closet. The living rooms are light-filled, and the property features a large deck. Updates include a new architectural shingled roof, new oak hardwood in some rooms, new window trims, and skylights.
The duplex is located on a calm street in Swansea, Massachusetts, with showings available by appointment.
Additional features include a huge lot, a private driveway, and a garage. The home has recently undergone multiple updates and presents continued room for improvements and expansion.
The duplex is located on a calm street in Swansea, Massachusetts, with showings available by appointment.
Additional features include a huge lot, a private driveway, and a garage. The home has recently undergone multiple updates and presents continued room for improvements and expansion.
Key Highlights
- 2‑family property built in 1842 with two separate 2‑bedroom units
- First‑floor unit includes a bonus room set up as an office with a large closet
- Spacious, light‑filled living rooms and bedrooms in both units
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
$33,079
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
5.86%
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%
$661,580
$661.6K
Cap Rate 7%
$472,557
$472.6K
Cap Rate 9%
$367,544
$367.5K
Market Conditions
NOI Build-Up for 1,851 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
$51.1K $27.60/SF
− Vacancy
−$3.8K −$2.07/SF
EGI
$47.3K $25.53/SF
− OpEx
−$14.2K −$7.66/SF
NOI
$33.1K $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%
$661,580
Cap Rate 7%
$472,557
Cap Rate 9%
$367,544
Alternative Uses
Best Use
Multifamily LT 5
$472.6K
$413.5K – $551.3K
NOI $33,079 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$439.2K
$384.3K – $512.4K
NOI $30,742 @ 7.0% cap · market cap 5.45%
Theoretical Best
Office A
$1.13M
$986.3K – $1.32M
NOI $78,906 @ 7.0% cap · market cap 13.98%
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
156
Businesses Nearby
Explore this area
Business Placement
Demographics for 02777, MA
17,133
Population
6,780
Households
2.5
Avg Household Size
46
Median Age
34%
College-Educated
90%
High-School Grad
22.6 sq mi
ZIP Area
758
Density / Sq Mi
$116,627
Median Household Income
$60,548
Median Earnings
$1,332
Median Rent
$414,900
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 - Two-bedroom duplex with a bonus office setup, large deck, and private driveway with garage.
Where is this duplex located?
The property is located at 86 Elm St Swansea, MA.
What is the asking price?
The asking price for this property is $564,525.
What are key features of this property?
This property features: 2‑family property built in 1842 with two separate 2‑bedroom units; First‑floor unit includes a bonus room set up as an office with a large closet; Spacious, light‑filled living rooms and bedrooms in both units
