Building Details

Year Built 1998

Listing Agency: Kinlin Grover Compass

Listed By: Jan Pulit Show Phone

Source: Beachrealtycapecod

Added: Aug 9 Changed: Aug 20 Last Checked: Aug 20 at 8:38AM

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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 = 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

$74,409

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

5.31%

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%

$1,488,180 $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 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

$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 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%

$1,488,180

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

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Building Supply Law Firm Real Estate Agency Storage Facility Hair Salon Auto Repair Shop

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

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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