Updated Two-Family
New
For Sale
$550,000
956 Main St, Clinton, MA 01510
Residential Income, Clinton, MA
Property Size2,210 SF
Lot Size0.09 Acres
Price / SF$248.87
Days on Market3
Property Features for 956 Main St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
COM
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 1, Bedroom 5
Parking
6
Elementary school
Clinton Elementary School
Middle school
Clinton Middle School
High school
Clinton Senior High School
Directions
Located on Main Street
Standard status
Active
APN
M:0024 B:0196 L:0000,3306712
Size
2,210 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4451
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Listing Agency:
RE/MAX Prof Associates · RE/MAX International
(508) 834-7322
Listed By:
Lorraine Herbert
(508) 834-7322
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 21 at 9:06PM
MLS# 73565363
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.
Built in 1920, this two-family property contains 2210 square feet across two residential units. The first-floor apartment has two bedrooms, one full bathroom, and storage, while the upper apartment includes three bedrooms and one full bathroom. Separate gas and electric meters serve each unit, and gas heat is provided throughout. Laminate and hardwood flooring have been installed as part of ongoing improvements.
Additional functional space is available in the partially finished basement and walk-up attic, which measures approximately 220 square feet and has updated windows. The roof is approximately five years old, while the rear deck and stairs were improved within the past two years. A paved driveway accommodates approximately six or more vehicles. Solar panels are leased and must be assumed by the purchaser. The second-floor unit is tenant-occupied and will remain so at closing.
Additional functional space is available in the partially finished basement and walk-up attic, which measures approximately 220 square feet and has updated windows. The roof is approximately five years old, while the rear deck and stairs were improved within the past two years. A paved driveway accommodates approximately six or more vehicles. Solar panels are leased and must be assumed by the purchaser. The second-floor unit is tenant-occupied and will remain so at closing.
Key Highlights
- Two‑family property with 2,210 square feet of residential space
- First‑floor unit has 2 bedrooms; second‑floor unit has 3 bedrooms
- Separate gas and electric meters for each unit, with gas heat
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
$29,874
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%
$597,480
$597.5K
Cap Rate 7%
$426,771
$426.8K
Cap Rate 9%
$331,933
$331.9K
Market Conditions
NOI Build-Up for 2,210 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
$43.8K $19.80/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$42.7K $19.31/SF
− OpEx
−$12.8K −$5.79/SF
NOI
$29.9K $13.52/SF
Area
Worcester County, MA
Vacancy
2.47%
Lease Rate
$19.80 /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%
$597,480
Cap Rate 7%
$426,771
Cap Rate 9%
$331,933
Alternative Uses
Best Use
Multifamily LT 5
$426.8K
$373.4K – $497.9K
NOI $29,874 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$371.4K
$325.0K – $433.3K
NOI $25,998 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$754.7K
$660.4K – $880.5K
NOI $52,828 @ 7.0% cap · market cap 9.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
400
Businesses Nearby
Explore this area
Business Placement
Demographics for 01510, MA
15,428
Population
7,017
Households
2.2
Avg Household Size
39
Median Age
35%
College-Educated
91%
High-School Grad
5.7 sq mi
ZIP Area
2,707
Density / Sq Mi
$93,849
Median Household Income
$49,815
Median Earnings
$1,353
Median Rent
$348,000
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?
Duplex - Two residential units feature separate utilities, flexible attic and basement areas, and paved off-street parking.
Where is this duplex located?
The property is located at 956 Main St Clinton, MA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Two‑family property with 2,210 square feet of residential space; First‑floor unit has 2 bedrooms; second‑floor unit has 3 bedrooms; Separate gas and electric meters for each unit, with gas heat
