Turnkey Income-Producing West Brookfield
For Sale
$489,000
11 Central Street, West Brookfield, MA 01585
Fully furnished duplex with established rental history in West Brookfield.
Property Size2,332 SF
Price / SF$209.69
Days on Market132
Property Features for 11 Central Street
General Information
Standard status
Active
Size
2,332 SF
Total Parking Spaces
2
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
GD
Net Operating Income
$64,800
Taxes and HOA fees
Annual Taxes
$3,131
Amenities
City/Town Sewer, Public
No
2.0
Full
2
2.00
Shingle
Level
Building Details
Year Built
1882
Listing Agency:
Stuart St James, Inc.
(617) 819-5850
Listed By:
Darin Thompson · License #9514800
(617) 819-5850
Source:
Compass
Added: Mar 31
Changed: Aug 8
Last Checked: Aug 8 at 5:37AM
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 Stuart St James, Inc.
Investment Insights
Based on property information with market context.
Located in West Brookfield, Massachusetts, 11 Central Street is a fully furnished duplex currently operating as a successful Airbnb. The property generated $65,000 in gross revenue in 2025 and $66,000 in 2024. The property is being sold completely turnkey, including furniture, decor, and operational setup. The property offers thoughtfully designed living spaces. The home blends classic New England character with modern functionality, creating a warm and inviting atmosphere. The property is suitable for investors or owner-occupants looking to offset their living expenses. The property size is 2332 square feet.
Key Highlights
- Turnkey, income‑producing duplex with established Airbnb rental history.
- Proven revenue generation: $66,000 in 2024 and $65,000 in 2023.
- Fully furnished with decor and operational setup included for immediate income generation.
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
$31,523
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
6.45%
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%
$630,460
$630.5K
Cap Rate 7%
$450,329
$450.3K
Cap Rate 9%
$350,256
$350.3K
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
$46.2K $19.80/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$45.0K $19.31/SF
− OpEx
−$13.5K −$5.79/SF
NOI
$31.5K $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%
$630,460
Cap Rate 7%
$450,329
Cap Rate 9%
$350,256
Alternative Uses
Best Use
Multifamily LT 5
$450.3K
$394.0K – $525.4K
NOI $31,523 @ 7.0% cap · market cap 6.45%
Second Best
Apartment 5plus
$391.9K
$342.9K – $457.2K
NOI $27,434 @ 7.0% cap · market cap 5.61%
Theoretical Best
Office A
$796.3K
$696.8K – $929.1K
NOI $55,744 @ 7.0% cap · market cap 11.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
Explore this area
Business Placement
Demographics for 01585, MA
4,899
Population
2,432
Households
2
Avg Household Size
50
Median Age
28%
College-Educated
94%
High-School Grad
28.1 sq mi
ZIP Area
174
Density / Sq Mi
$70,753
Median Household Income
$42,338
Median Earnings
$1,153
Median Rent
$319,800
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 - Fully furnished duplex with established rental history in West Brookfield.
Where is this duplex located?
The property is located at 11 Central Street West Brookfield, MA.
What is the asking price?
The asking price for this property is $489,000.
What are key features of this property?
This property features: Turnkey, income‑producing duplex with established Airbnb rental history.; Proven revenue generation: $66,000 in 2024 and $65,000 in 2023.; Fully furnished with decor and operational setup included for immediate income generation.
