Three-Unit Cape-Style
New
For Sale
$1,179,000
90 Beach Rd, Salisbury, MA 01952
A three-unit residence pairs an owner’s home with two additional units and shared outdoor amenities.
Property Size5,775 SF
Days on Market2
Property Features for 90 Beach Rd
General Information
Standard status
Active
Size
5,775 SF
Total Parking Spaces
9
Property subtype
Multifamily
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$8,803
Building Details
Building Size
5,775 SF
Year Built
2003
Buildings
1
Construction
Cape-style
Listing Agency:
Coldwell Banker Realty - Waltham
Listed By:
Anthony Coppola
(781) 893-0808
Source:
Classifiedrealtygroup
Added: Sep 24
Last Checked: Sep 24 at 2:11PM
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 Coldwell Banker Realty - Waltham
Investment Insights
Based on property information with market context.
Built in 2003, this Cape-style triplex contains three units, including a spacious owner’s residence with hardwood floors, a pellet stove, ceiling fans, recessed lighting and a vaulted sunroom opening to the yard. The property has five baths, a two-car garage and parking for seven additional vehicles. A fenced, landscaped yard is complemented by a deck, patio and shed.
Roof and solar improvements were completed in 2023. Appliances were updated between 2020 and 2024, and one water heater was replaced in 2024. Beach Road provides a route toward Salisbury Beach, with Salisbury Beach State Reservation and its nearly 4 miles of Atlantic coastline a short drive away.
Roof and solar improvements were completed in 2023. Appliances were updated between 2020 and 2024, and one water heater was replaced in 2024. Beach Road provides a route toward Salisbury Beach, with Salisbury Beach State Reservation and its nearly 4 miles of Atlantic coastline a short drive away.
Key Highlights
- Three‑unit Cape‑style property built in 2003
- Owner’s unit plus two additional residences
- Five baths across the property
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
$97,287
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
8.25%
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%
$1,945,740
$1.9M
Cap Rate 7%
$1,389,814
$1.4M
Cap Rate 9%
$1,080,967
$1.1M
Market Conditions
NOI Build-Up for 5,775 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
$145.5K $25.20/SF
− Vacancy
−$6.5K −$1.13/SF
EGI
$139.0K $24.07/SF
− OpEx
−$41.7K −$7.22/SF
NOI
$97.3K $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%
$1,945,740
Cap Rate 7%
$1,389,814
Cap Rate 9%
$1,080,967
Alternative Uses
Best Use
Multifamily LT 5
$1.39M
$1.22M – $1.62M
NOI $97,287 @ 7.0% cap · market cap 8.25%
Second Best
Apartment 5plus
$1.25M
$1.10M – $1.46M
NOI $87,817 @ 7.0% cap · market cap 7.45%
Theoretical Best
Office A
$3.42M
$2.99M – $3.99M
NOI $239,315 @ 7.0% cap · market cap 20.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 01952, MA
9,236
Population
4,981
Households
1.9
Avg Household Size
52
Median Age
44%
College-Educated
94%
High-School Grad
15.4 sq mi
ZIP Area
600
Density / Sq Mi
$102,521
Median Household Income
$54,344
Median Earnings
$1,646
Median Rent
$450,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Triplex - A three-unit residence pairs an owner’s home with two additional units and shared outdoor amenities.
Where is this triplex located?
The property is located at 90 Beach Rd Salisbury, MA.
What is the asking price?
The asking price for this property is $1,179,000.
What are key features of this property?
This property features: Three‑unit Cape‑style property built in 2003; Owner’s unit plus two additional residences; Five baths across the property
