Multifamily Property with Finished
For Sale
$749,900
12 Brook St, Marlborough, MA 01752
Renovated residential property with a finished walk-out basement, updated kitchen and permitted electrical improvements.
Property Size2,506 SF
Price / SF$299.24
Days on Market90
Property Features for 12 Brook St
General Information
Standard status
Active
Size
2,506 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Zoning
res
Net Operating Income
$239,976
Taxes and HOA fees
Annual Taxes
$5,526
Building Details
Building Size
2,506 SF
Year Built
1900
Stories
3
Listing Agency:
RSC Global Realty
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 2
Changed: Aug 29
Last Checked: Aug 29 at 2:25PM
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 RSC Global Realty
Investment Insights
Based on property information with market context.
This multifamily property in Marlborough includes 2,506 square feet and was built in 1900. The two-floor layout features a renovated kitchen with granite and new countertops, along with fresh interior paint. A finished walk-out basement provides additional interior space and is described as suitable for two bedrooms, a living room, or a second set of cabinets. The garage is currently used as finished area rather than vehicle parking.
The property is zoned residential. Bathroom renovations are described as completed with permits, and the electrical work was also completed with permits. Showing requires advance notice.
The property is zoned residential. Bathroom renovations are described as completed with permits, and the electrical work was also completed with permits. Showing requires advance notice.
Key Highlights
- 2,506 square feet of residential property
- Finished walk‑out basement with flexible room configuration
- Renovated kitchen with granite and new countertops
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
$49,861
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
6.65%
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%
$997,220
$997.2K
Cap Rate 7%
$712,300
$712.3K
Cap Rate 9%
$554,011
$554.0K
Market Conditions
NOI Build-Up for 2,506 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
$95.6K $38.16/SF
− Vacancy
−$5.0K −$1.98/SF
EGI
$90.7K $36.18/SF
− OpEx
−$40.8K −$16.28/SF
NOI
$49.9K $19.90/SF
Area
Middlesex County, MA
Vacancy
5.20%
Lease Rate
$38.16 /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%
$997,220
Cap Rate 7%
$712,300
Cap Rate 9%
$554,011
Alternative Uses
Best Use
Apartment 5plus
$712.3K
$623.3K – $831.0K
NOI $49,861 @ 7.0% cap · market cap 6.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,848 @ 7.0% cap · market cap 13.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,074
Businesses Nearby
Explore this area
Business Placement
Demographics for 01752, MA
41,793
Population
17,370
Households
2.4
Avg Household Size
40
Median Age
41%
College-Educated
89%
High-School Grad
20.9 sq mi
ZIP Area
2,000
Density / Sq Mi
$95,047
Median Household Income
$49,012
Median Earnings
$1,721
Median Rent
$485,400
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 - Renovated residential property with a finished walk-out basement, updated kitchen and permitted electrical improvements.
Where is this multifamily property located?
The property is located at 12 Brook St Marlborough, MA.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: 2,506 square feet of residential property; Finished walk‑out basement with flexible room configuration; Renovated kitchen with granite and new countertops
