Four-Unit Multifamily
For Sale
$1,050,000
Pending
5.5 & 7 Winslow St, Worcester, MA 01609
Residential Income, Worcester, MA
Property Size4,900 SF
Lot Size0.18 Acres
Days on Market74
Property Features for 5.5 & 7 Winslow St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
104
Bedrooms
14
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 5, Bathroom 2, Bathroom 4, Bedroom 11, Bedroom 2, Bedroom 14, Bedroom 9, Bathroom 3, Bathroom 5, Bedroom 8, Bedroom 10, Bedroom 7, Bedroom 3, Bedroom 13, Bedroom 6, Bedroom 1, Bedroom 4, Bedroom 12, Bathroom 1
Parking
6
Directions
Use GPS
Standard status
Pending
Size
4,900 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9800
Building Details
Year built
1876
Floors in Building
5
Number of units
4
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 677-3233
Added: Jun 15
Changed: Aug 26
Last Checked: Aug 27 at 2:06AM
MLS# 73535982
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multifamily property includes four condominium units conveyed together on one parcel across two separate buildings. The front structure contains three 3-bedroom, 1-bathroom units, while the rear structure houses a renovated 5-bedroom, 2-bathroom unit. Combined building area totals 4,900 square feet on 0.1815 acres, with renovations completed across the property and modern finishes in the rear unit.
All four units have been legally converted to condominiums. The property was built in 1876 and is identified under zoning code 104. Its Worcester setting provides proximity to local amenities, shopping, dining, major routes, and public transportation.
All four units have been legally converted to condominiums. The property was built in 1876 and is identified under zoning code 104. Its Worcester setting provides proximity to local amenities, shopping, dining, major routes, and public transportation.
Key Highlights
- Four condominium units conveyed together as one sale
- Two separate buildings on a single 0.1815‑acre parcel
- Three 3‑bedroom, 1‑bathroom units in the front building
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
$66,054
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
6.29%
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%
$1,321,080
$1.3M
Cap Rate 7%
$943,629
$943.6K
Cap Rate 9%
$733,933
$733.9K
Market Conditions
NOI Build-Up for 4,900 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
$126.4K $25.80/SF
− Vacancy
−$6.3K −$1.29/SF
EGI
$120.1K $24.51/SF
− OpEx
−$54.0K −$11.03/SF
NOI
$66.1K $13.48/SF
Area
Worcester, MA
Vacancy
5.00%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,321,080
Cap Rate 7%
$943,629
Cap Rate 9%
$733,933
Alternative Uses
Best Use
Apartment 5plus
$943.6K
$825.7K – $1.10M
NOI $66,054 @ 7.0% cap · market cap 6.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.64M
$1.43M – $1.91M
NOI $114,486 @ 7.0% cap · market cap 10.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,730
Businesses Nearby
Explore this area
Business Placement
Demographics for 01609, MA
23,870
Population
9,126
Households
2.6
Avg Household Size
29
Median Age
49%
College-Educated
89%
High-School Grad
3.7 sq mi
ZIP Area
6,451
Density / Sq Mi
$61,411
Median Household Income
$32,399
Median Earnings
$1,212
Median Rent
$422,100
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?
Multifamily property - Two buildings contain four legally converted condominium units with updated interiors and varied bedroom layouts.
Where is this multifamily property located?
The property is located at 5.5 & 7 Winslow St Worcester, MA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Four condominium units conveyed together as one sale; Two separate buildings on a single 0.1815‑acre parcel; Three 3‑bedroom, 1‑bathroom units in the front building
