Two-Family Residential Income
12 Garden Street Franklin, MA 02038
For Sale
$650,000
Pending
Well-maintained two-family with two 2-bedroom units, in-unit washer/dryer, separate heating, and off-street parking.
Property Size1,640 SF
Days on Market171
Property Features for 12 Garden Street
General Information
- Standard status
- Pending
- Size
- 1,640 SF
- Property subtype
- Multi-family / 2 Family
Building Details
- Year Built
- 1906
Listing Agency:
The Greene Realty Group
(860) 560-1006
Listed By:
Derek Greene · License #9503235
(860) 560-1006
Source:
Compass
Added: Feb 3
Changed: Jul 23
Last Checked: Jul 23 at 4:24PM
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 The Greene Realty Group
Investment Insights
Based on property information with market context.
Well maintained two-family residential income property built in 1906 offering two separate 2-bedroom units. Each unit includes its own washer/dryer, separate heating system, and individual oil tank. The home features hardwood flooring throughout, a refinished farmer’s porch, historical yellow cedar siding, and a spacious yard with an 8’x12’ shed. Updates include a 2016 roof, newer basement windows, new oil tanks, and re-insulated attic.
The property is located on a quiet dead end street, approximately 0.2 miles from the town commons and 0.8 miles to the train, with convenient access to town center, shops, and restaurants.
The property is vacant and offered in an easy-to-show condition, with off-street parking for two cars per unit.
The property is located on a quiet dead end street, approximately 0.2 miles from the town commons and 0.8 miles to the train, with convenient access to town center, shops, and restaurants.
The property is vacant and offered in an easy-to-show condition, with off-street parking for two cars per unit.
Key Highlights
- Two‑family home built in 1906 with two 2‑bedroom units
- Each unit features its own washer/dryer hookups and separate heating system plus individual oil tank
- Hardwood flooring throughout and insulated windows for improved comfort
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $44.3k | $27.00 |
| − Vacancy | −$2.3k | −$1.41 |
| EGI | $42.0k | $25.59 |
| − OpEx | −$12.6k | −$7.68 |
| NOI | $29.4k | $17.91 |
1,640 SF · lease $27.00/SF/yr · vacancy 5.22% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$419.7K
$367.2K – $489.6K
NOI $29,378 @ 7.0% cap · market cap 4.52%
Second Best
Apartment 5plus
$387.2K
$338.8K – $451.8K
NOI $27,106 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$970.9K
$849.5K – $1.13M
NOI $67,961 @ 7.0% cap · market cap 10.46%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
FAQs
What type of property is this?
Duplex - Well-maintained two-family with two 2-bedroom units, in-unit washer/dryer, separate heating, and off-street parking.
Where is this duplex located?
The property is located at 12 Garden Street Franklin, MA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Two‑family home built in 1906 with two 2‑bedroom units; Each unit features its own washer/dryer hookups and separate heating system plus individual oil tank; Hardwood flooring throughout and insulated windows for improved comfort
