Two-Unit Duplex with
For Sale
$299,000
102 Liberty St, Athol, MA 01331
Well-maintained duplex with separate laundry setups, spacious kitchens, and an expansive level lot.
Property Size2,332 SF
Price / SF$128.22
Days on Market96
Property Features for 102 Liberty St
General Information
Standard status
Active
Size
2,332 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Zoning
RA
Net Operating Income
$27,600
Taxes and HOA fees
Annual Taxes
$1,952
Building Details
Building Size
2,332 SF
Year Built
1900
Stories
2
Listing Agency:
Coldwell Banker Realty - Westford
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 29
Changed: Aug 30
Last Checked: Aug 31 at 2:27PM
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 - Westford
Investment Insights
Based on property information with market context.
This two-unit duplex contains 2,332 square feet and was built in 1900. Each apartment includes 2 bedrooms, 1 full bathroom, a spacious living room, and a generously sized kitchen with cabinet and storage space. Separate laundry setups serve both units, while the interiors are described as well cared for and in good overall condition.
The property is situated on an oversized, level lot at 102 Liberty St in Athol, Massachusetts. A large barn adds an additional structure for restoration, storage, or workshop use. The property is zoned RA and includes outdoor space beyond the duplex itself.
The property is situated on an oversized, level lot at 102 Liberty St in Athol, Massachusetts. A large barn adds an additional structure for restoration, storage, or workshop use. The property is zoned RA and includes outdoor space beyond the duplex itself.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bathroom per apartment
- 2,332 square feet; built in 1900
- Separate laundry setups for both units
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
$27,434
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
9.18%
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%
$548,680
$548.7K
Cap Rate 7%
$391,914
$391.9K
Cap Rate 9%
$304,822
$304.8K
Market Conditions
NOI Build-Up for 2,332 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
$51.2K $21.96/SF
− Vacancy
−$1.3K −$0.57/SF
EGI
$49.9K $21.39/SF
− OpEx
−$22.4K −$9.63/SF
NOI
$27.4K $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%
$548,680
Cap Rate 7%
$391,914
Cap Rate 9%
$304,822
Alternative Uses
Best Use
Multifamily LT 5
$450.3K
$394.0K – $525.4K
NOI $31,523 @ 7.0% cap · market cap 10.54%
Second Best
Apartment 5plus
$391.9K
$342.9K – $457.2K
NOI $27,434 @ 7.0% cap · market cap 9.18%
Theoretical Best
Office A
$796.3K
$696.8K – $929.1K
NOI $55,744 @ 7.0% cap · market cap 18.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
Explore this area
Business Placement
Demographics for 01331, MA
13,656
Population
6,050
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
89%
High-School Grad
54.2 sq mi
ZIP Area
252
Density / Sq Mi
$68,345
Median Household Income
$42,132
Median Earnings
$1,041
Median Rent
$257,300
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 - Well-maintained duplex with separate laundry setups, spacious kitchens, and an expansive level lot.
Where is this duplex located?
The property is located at 102 Liberty St Athol, MA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 full bathroom per apartment; 2,332 square feet; built in 1900; Separate laundry setups for both units
