Two-Family Duplex with Detached
For Sale
$549,900
Pending
100 Lincoln Terrace, Leominster, MA 01453
Two similar units offer residential layouts with private primary baths, paved parking, and a detached garage.
Property Size2,521 SF
Days on Market9
Property Features for 100 Lincoln Terrace
General Information
Standard status
Pending
Size
2,521 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
RC
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,192
Amenities
covered front porch
detached garage
off-street parking
Building Details
Building Size
2,521 SF
Year Built
1900
Buildings
1
Stories
2
Units
2
Listing Agency:
Lamacchia Realty, Inc.
(978) 868-2455
Listed By:
Jake Boucher
(978) 868-2455
Source:
Liongatere
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 8 at 11:09AM
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 Lamacchia Realty, Inc.
Investment Insights
Based on property information with market context.
This two-family duplex contains two similarly arranged residences. Each unit includes a living room, an eat-in kitchen, a full bathroom, and three bedrooms, with a private bath connected to the primary bedroom. The property also features a covered front porch and a low-maintenance white vinyl exterior.
A paved driveway provides ample off-street parking, and a detached garage adds on-site utility. The property is located near shopping and restaurants, with downtown Leominster nearby. Constructed in 1900 and zoned RC, the building presents a residential income configuration with separate unit layouts.
A paved driveway provides ample off-street parking, and a detached garage adds on-site utility. The property is located near shopping and restaurants, with downtown Leominster nearby. Constructed in 1900 and zoned RC, the building presents a residential income configuration with separate unit layouts.
Key Highlights
- Two‑family duplex with two similar unit layouts
- Each unit includes 3 bedrooms, including a primary bedroom with private bath
- Living room, large eat‑in kitchen, and full bath in each unit
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
$34,078
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
6.20%
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%
$681,560
$681.6K
Cap Rate 7%
$486,829
$486.8K
Cap Rate 9%
$378,644
$378.6K
Market Conditions
NOI Build-Up for 2,521 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
$49.9K $19.80/SF
− Vacancy
−$1.2K −$0.49/SF
EGI
$48.7K $19.31/SF
− OpEx
−$14.6K −$5.79/SF
NOI
$34.1K $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%
$681,560
Cap Rate 7%
$486,829
Cap Rate 9%
$378,644
Alternative Uses
Best Use
Multifamily LT 5
$486.8K
$426.0K – $568.0K
NOI $34,078 @ 7.0% cap · market cap 6.20%
Second Best
Apartment 5plus
$423.7K
$370.7K – $494.3K
NOI $29,657 @ 7.0% cap · market cap 5.39%
Theoretical Best
Office A
$860.9K
$753.3K – $1.00M
NOI $60,262 @ 7.0% cap · market cap 10.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
817
Businesses Nearby
Explore this area
Business Placement
Demographics for 01453, MA
43,752
Population
18,895
Households
2.3
Avg Household Size
41
Median Age
32%
College-Educated
90%
High-School Grad
26.4 sq mi
ZIP Area
1,657
Density / Sq Mi
$82,098
Median Household Income
$52,247
Median Earnings
$1,282
Median Rent
$345,900
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 similar units offer residential layouts with private primary baths, paved parking, and a detached garage.
Where is this duplex located?
The property is located at 100 Lincoln Terrace Leominster, MA.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Two‑family duplex with two similar unit layouts; Each unit includes 3 bedrooms, including a primary bedroom with private bath; Living room, large eat‑in kitchen, and full bath in each unit
