Two-Family Residential Income
For Sale
$429,000
Pending
12 Whitcomb Street, Webster, MA 01570
Well-maintained two-family with similar unit layouts, off-street parking, and a finished heated walk-up attic on the second floor.
Property Size2,150 SF
Days on Market96
Property Features for 12 Whitcomb Street
General Information
Standard status
Pending
Size
2,150 SF
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
off-street parking
green space
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
ERA Key Realty Services- Spenc
(508) 873-1303
Listed By:
Samantha Butkiewicus · License #453012743
(508) 873-1303
Source:
Lockandkeyre
Added: May 5
Changed: Jul 21
Last Checked: Jul 22 at 4:54AM
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 ERA Key Realty Services- Spenc
Investment Insights
Based on property information with market context.
This well-maintained two-family duplex offers flexibility for owner-occupants and investors. Both units feature similar layouts with spacious rooms and high ceilings. The second-floor unit adds additional living space via a finished, heated walk-up attic with two extra bedrooms. That unit will be delivered vacant and ready for immediate occupancy, including fresh paint and new carpeting.
The first-floor unit is tenant occupied with a long-term tenant in place through 10/1/26, providing immediate rental income. Off-street parking and manageable green space in the rear complement the property.
Conveniently located within walking distance to shops, dining, and everyday amenities, with quick access to Route 395 and less than 2 miles to Memorial Beach Park. Showings are for the second floor only; the first floor will be available with an accepted offer.
The first-floor unit is tenant occupied with a long-term tenant in place through 10/1/26, providing immediate rental income. Off-street parking and manageable green space in the rear complement the property.
Conveniently located within walking distance to shops, dining, and everyday amenities, with quick access to Route 395 and less than 2 miles to Memorial Beach Park. Showings are for the second floor only; the first floor will be available with an accepted offer.
Key Highlights
- Two‑family built in 1900 with similar layouts in both units and spacious rooms with high ceilings
- Second‑floor unit includes a finished, heated walk‑up attic with 2 additional bedrooms and bonus living space
- 2nd floor delivered vacant for immediate occupancy with fresh paint and new carpeting
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
$29,063
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
6.77%
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%
$581,260
$581.3K
Cap Rate 7%
$415,186
$415.2K
Cap Rate 9%
$322,922
$322.9K
Market Conditions
NOI Build-Up for 2,150 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
$42.6K $19.80/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$41.5K $19.31/SF
− OpEx
−$12.5K −$5.79/SF
NOI
$29.1K $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%
$581,260
Cap Rate 7%
$415,186
Cap Rate 9%
$322,922
Alternative Uses
Best Use
Multifamily LT 5
$415.2K
$363.3K – $484.4K
NOI $29,063 @ 7.0% cap · market cap 6.77%
Second Best
Apartment 5plus
$361.3K
$316.2K – $421.6K
NOI $25,293 @ 7.0% cap · market cap 5.90%
Theoretical Best
Office A
$734.2K
$642.4K – $856.6K
NOI $51,394 @ 7.0% cap · market cap 11.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
670
Businesses Nearby
Explore this area
Business Placement
Demographics for 01570, MA
17,776
Population
8,211
Households
2.2
Avg Household Size
44
Median Age
25%
College-Educated
92%
High-School Grad
12.4 sq mi
ZIP Area
1,434
Density / Sq Mi
$68,934
Median Household Income
$43,595
Median Earnings
$1,135
Median Rent
$339,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained two-family with similar unit layouts, off-street parking, and a finished heated walk-up attic on the second floor.
Where is this duplex located?
The property is located at 12 Whitcomb Street Webster, MA.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: Two‑family built in 1900 with similar layouts in both units and spacious rooms with high ceilings; Second‑floor unit includes a finished, heated walk‑up attic with 2 additional bedrooms and bonus living space; 2nd floor delivered vacant for immediate occupancy with fresh paint and new carpeting
