Duplex with Two-Car
For Sale
$999,900
99 Farragut Road, Swampscott, MA 01907
Two-unit residential property with updated heating systems, dedicated parking, and access to coastal amenities and commuter rail service.
Property Size3,225 SF
Price / SF$310.05
Days on Market14
Property Features for 99 Farragut Road
General Information
Standard status
Active
Size
3,225 SF
Total Parking Spaces
4
Property subtype
Multi-family
Units
Unit Mix
1 x 4-5BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Building Details
Year Built
1922
Listing Agency:
Coldwell Banker Realty - Marblehead
Listed By:
Paula Pickett
(603) 548-5315
Source:
Burkelordrealestate
Added: Sep 14
Changed: Sep 26
Last Checked: Sep 26 at 9:24AM
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 Coldwell Banker Realty - Marblehead
Investment Insights
Based on property information with market context.
Built in 1922, this 3,225-square-foot duplex includes two separate residences with distinct layouts. The primary townhouse-style unit offers 4-5 bedrooms and 2 baths, while the second unit provides 2 bedrooms and 1 bath. Both apartments receive natural light, and the property benefits from newer heating systems and a 2026 roof.
The home is located in Swampscott's Historic Olmsted District, with access to the commuter rail, Vinnin Square, local beaches, and neighborhood restaurants. On-site parking includes a two-car garage plus two additional off-street spaces, providing practical support for both units.
The home is located in Swampscott's Historic Olmsted District, with access to the commuter rail, Vinnin Square, local beaches, and neighborhood restaurants. On-site parking includes a two-car garage plus two additional off-street spaces, providing practical support for both units.
Key Highlights
- 3,225‑square‑foot duplex built in 1922
- Primary townhouse‑style unit with 4‑5 bedrooms and 2 baths
- Second unit includes 2 bedrooms and 1 bath
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
$54,329
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
5.43%
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%
$1,086,580
$1.1M
Cap Rate 7%
$776,129
$776.1K
Cap Rate 9%
$603,656
$603.7K
Market Conditions
NOI Build-Up for 3,225 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
$81.3K $25.20/SF
− Vacancy
−$3.7K −$1.13/SF
EGI
$77.6K $24.07/SF
− OpEx
−$23.3K −$7.22/SF
NOI
$54.3K $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%
$1,086,580
Cap Rate 7%
$776,129
Cap Rate 9%
$603,656
Alternative Uses
Best Use
Multifamily LT 5
$776.1K
$679.1K – $905.5K
NOI $54,329 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$700.6K
$613.0K – $817.4K
NOI $49,041 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$1.91M
$1.67M – $2.23M
NOI $133,643 @ 7.0% cap · market cap 13.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
811
Businesses Nearby
Explore this area
Business Placement
Demographics for 01907, MA
15,148
Population
6,666
Households
2.3
Avg Household Size
45
Median Age
62%
College-Educated
97%
High-School Grad
3.0 sq mi
ZIP Area
5,049
Density / Sq Mi
$127,714
Median Household Income
$70,837
Median Earnings
$2,206
Median Rent
$690,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with updated heating systems, dedicated parking, and access to coastal amenities and commuter rail service.
Where is this duplex located?
The property is located at 99 Farragut Road Swampscott, MA.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: 3,225‑square‑foot duplex built in 1922; Primary townhouse‑style unit with 4‑5 bedrooms and 2 baths; Second unit includes 2 bedrooms and 1 bath
