Building Details

Year Built 1998

Listing Agency: Kinlin Grover Compass

Listed By: Jan Pulit Show Phone

Source: Beachrealtycapecod

Added: Aug 11 Changed: Oct 4 Last Checked: Oct 4 at 10:11AM

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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 Kinlin Grover Compass

Investment Insights

Based on property information with market context.

Built in 1998, this duplex combines two separate residences within one structure, with a 3-car garage positioned between them. The main residence includes an open living room with gas fireplace, island kitchen, formal dining room, den, half bath, and laundry. Its upper levels add a primary suite with bath and walk-in closet, two guest bedrooms, a full bath, and a private retreat with balcony.

The second residence offers an open kitchen, living, and dining arrangement, along with one bedroom, a full bath, and laundry hookup. Outdoor features include porches, a patio, manicured grounds, and parking for an RV or boat. Located near the beach and canal, the property supports multi-generational living, private guest accommodations, or possible rental use.

Key Highlights

• Two distinct residences connected by a shared 3‑car garage
• Main residence includes 3 bedrooms, primary suite, den, formal dining room, and third‑floor retreat
• Second residence has open kitchen‑living‑dining space, bedroom, full bath, and laundry hookup

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$74,409

Cap Rate

5.31%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,488,180 $1.5M

Cap Rate 7%

$1,062,986 $1.1M

Cap Rate 9%

$826,767 $826.8K

Market Conditions

NOI Build-Up for 3,338 SF

Gross rent

$110.2K $33.00/SF

− Vacancy

−$3.9K −$1.16/SF

EGI

$106.3K $31.85/SF

− OpEx

−$31.9K −$9.55/SF

NOI

$74.4K $22.29/SF

Area

Barnstable County, MA

Vacancy

3.50%

Lease Rate

$33.00 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,488,180

Cap Rate 7%

$1,062,986

Cap Rate 9%

$826,767

Alternative Uses

Best Use

Multifamily LT 5

$1.06M

$930.1K – $1.24M (±1% cap)

NOI $74,409 @ 7.0% cap · market cap 5.31%

Second Best

Apartment 5plus

$955.5K

$836.1K – $1.11M (±1% cap)

NOI $66,888 @ 7.0% cap · market cap 4.78%

Theoretical Best

Office A

$1.36M

$1.19M – $1.59M (±1% cap)

NOI $95,218 @ 7.0% cap · market cap 6.80%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Building Supply Real Estate Agency Pharmacy Law Firm Storage Facility Hair Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

131

Businesses Nearby

Explore this area Business Placement

Demographics for 02562, MA

3,204

Population

1,788

Households

1.8

Avg Household Size

52

Median Age

48%

College-Educated

98%

High-School Grad

3.4 sq mi

ZIP Area

942

Density / Sq Mi

$141,324

Median Household Income

$57,500

Median Earnings

$1,802

Median Rent

$575,600

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Two connected residences provide separate living areas within one versatile property near the beach and canal.

Where is this duplex located?

The property is located at 91 Williston Road Sagamore Beach, MA.

What is the asking price?

The asking price for this property is $1,400,000.

What are key features of this property?

This property features: Two distinct residences connected by a shared 3‑car garage; Main residence includes 3 bedrooms, primary suite, den, formal dining room, and third‑floor retreat; Second residence has open kitchen‑living‑dining space, bedroom, full bath, and laundry hookup