Updated Two-Family
For Sale
$799,000
Pending
89 Dale St, Revere, MA 02151
Two lots on one deed provide a fenced yard and additional property area for this vacant duplex.
Property Size2,700 SF
Lot Size0.18 Acres
Days on Market48
Property Features for 89 Dale St
General Information
Standard status
Pending
Size
2,700 SF
Lot size
0.18 Acres
Property subtype
Investment
Site & Location
Fenced Yard
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$5,101
Building Details
Building Size
2,700 SF
Year Built
1912
Stories
2
Units
2
Listing Agency:
Keller Williams Realty Evolution
(978) 907-8869
Listed By:
Alvarenga & Son's Team
(978) 907-8869
Source:
Elliman
Added: Jul 16
Changed: Aug 29
Last Checked: Aug 31 at 6:36PM
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 Keller Williams Realty Evolution
Investment Insights
Based on property information with market context.
This two-family duplex, built in 1912, offers updated interiors across both units, including hardwood flooring, updated bathrooms, newer windows, stainless steel appliances, and gas heat. The first floor has central AC, while enclosed rear porches and generous entrance closets serve the residence. A ground-level bonus room includes cabinets, sink, and refrigerator, with direct access to the backyard. All appliances remain, and the property will be delivered vacant.
The property combines two lots under one deed: the house occupies a 3649 sf lot and the second lot contains 4077 sf, for a total of 7726 sf. The expansive yard is fenced. The address is convenient to major routes and Logan Airport, with a Walk Score of 87, Transit Score of 56, and Bike Score of 48.
The property combines two lots under one deed: the house occupies a 3649 sf lot and the second lot contains 4077 sf, for a total of 7726 sf. The expansive yard is fenced. The address is convenient to major routes and Logan Airport, with a Walk Score of 87, Transit Score of 56, and Bike Score of 48.
Key Highlights
- Two‑family duplex on two lots under one deed
- House lot measures 3649 sf; additional lot measures 4077 sf
- Total property area is 7726 sf with an expansive fenced yard
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
$51,438
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
6.44%
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%
$1,028,760
$1.0M
Cap Rate 7%
$734,829
$734.8K
Cap Rate 9%
$571,533
$571.5K
Market Conditions
NOI Build-Up for 2,700 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
$77.8K $28.80/SF
− Vacancy
−$4.3K −$1.58/SF
EGI
$73.5K $27.22/SF
− OpEx
−$22.0K −$8.16/SF
NOI
$51.4K $19.05/SF
Area
Suffolk County, MA
Vacancy
5.50%
Lease Rate
$28.80 /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%
$1,028,760
Cap Rate 7%
$734,829
Cap Rate 9%
$571,533
Alternative Uses
Best Use
Multifamily LT 5
$734.8K
$643.0K – $857.3K
NOI $51,438 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$670.0K
$586.3K – $781.7K
NOI $46,902 @ 7.0% cap · market cap 5.87%
Theoretical Best
Office A
$1.60M
$1.40M – $1.86M
NOI $111,887 @ 7.0% cap · market cap 14.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
606
Businesses Nearby
Explore this area
Business Placement
Demographics for 02151, MA
62,252
Population
23,461
Households
2.7
Avg Household Size
38
Median Age
25%
College-Educated
83%
High-School Grad
5.7 sq mi
ZIP Area
10,921
Density / Sq Mi
$80,948
Median Household Income
$43,374
Median Earnings
$1,964
Median Rent
$566,200
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 lots on one deed provide a fenced yard and additional property area for this vacant duplex.
Where is this duplex located?
The property is located at 89 Dale St Revere, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Two‑family duplex on two lots under one deed; House lot measures 3649 sf; additional lot measures 4077 sf; Total property area is 7726 sf with an expansive fenced yard
