Multifamily Property with Paved
New
For Sale
$615,900
10 Eddy St, Webster, MA 01570
1923-built multifamily property with MR-12 zoning, off-street parking, and multiple heating systems.
Property Size4,195 SF
Price / SF$146.82
Days on Market4
Property Features for 10 Eddy St
General Information
Standard status
Active
Size
4,195 SF
Total Parking Spaces
9
Property subtype
Residential Income
Zoning
MR-12
Net Operating Income
$52,480
Taxes and HOA fees
Annual Taxes
$4,580
Amenities
Natural Gas, Baseboard, Electric, Space Heater, Forced Air, Zoned
Range, Refrigerator, Electric Water Heater, Gas Water Heater
Off Street, Paved
Building Details
Building Size
4,195 SF
Year Built
1923
Stories
4
Listing Agency:
(508) 615-6697
Listed By:
Susan McKeon
(508) 615-6697
Source:
Evrealestate
Added: Aug 9
Changed: Aug 12
Last Checked: Aug 12 at 4:39AM
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 Susan McKeon
Investment Insights
Based on property information with market context.
This multifamily property contains 4,195 square feet and was built in 1923. The property includes off-street paved parking and MR-12 zoning. Heating systems identified include natural gas, baseboard, electric, space heater, forced air, and zoned systems. Interior equipment includes a range, refrigerator, electric water heater, and gas water heater.
The property is located at 10 Eddy St in Webster, Massachusetts, with access via Thomson Rd., Lake St., and Eddy St.
The property is located at 10 Eddy St in Webster, Massachusetts, with access via Thomson Rd., Lake St., and Eddy St.
Key Highlights
- 4,195‑square‑foot multifamily property
- Built in 1923
- MR‑12 zoning
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
$49,350
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
8.01%
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%
$987,000
$987.0K
Cap Rate 7%
$705,000
$705.0K
Cap Rate 9%
$548,333
$548.3K
Market Conditions
NOI Build-Up for 4,195 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
$92.1K $21.96/SF
− Vacancy
−$2.4K −$0.57/SF
EGI
$89.7K $21.39/SF
− OpEx
−$40.4K −$9.63/SF
NOI
$49.3K $11.76/SF
Area
Worcester County, MA
Vacancy
2.60%
Lease Rate
$21.96 /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%
$987,000
Cap Rate 7%
$705,000
Cap Rate 9%
$548,333
Alternative Uses
Best Use
Apartment 5plus
$705.0K
$616.9K – $822.5K
NOI $49,350 @ 7.0% cap · market cap 8.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,277 @ 7.0% cap · market cap 16.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
436
Businesses Nearby
Explore this area
Business Placement
Demographics for 01570, MA
17,776
Population
8,211
Households
2.2
Avg Household Size
44
Median Age
25%
College-Educated
92%
High-School Grad
12.4 sq mi
ZIP Area
1,434
Density / Sq Mi
$68,934
Median Household Income
$43,595
Median Earnings
$1,135
Median Rent
$339,600
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 - 1923-built multifamily property with MR-12 zoning, off-street parking, and multiple heating systems.
Where is this multifamily property located?
The property is located at 10 Eddy St Webster, MA.
What is the asking price?
The asking price for this property is $615,900.
What are key features of this property?
This property features: 4,195‑square‑foot multifamily property; Built in 1923; MR‑12 zoning
