Webster Multifamily Investment
For Sale
$695,000
Pending
13 Fifth Ave., Webster, MA 01570
Two buildings with seven units and detached garage near amenities.
Property Size5,416 SF
Lot Size0.49 Acres
Days on Market165
Property Features for 13 Fifth Ave.
General Information
Standard status
Pending
Size
5,416 SF
Lot size
0.49 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$4,848
Building Details
Building Size
5,416 SF
Year Built
1900
Stories
4
Units
2
Listing Agency:
(508) 344-2613
Listed By:
Allan Marble
(508) 344-2613
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 4:50AM
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 Allan Marble
Investment Insights
Based on property information with market context.
This property features a two-family building and a five-family building, along with a detached garage. Situated near the center of Webster, the property is located opposite the rear of the Library on Fifth Avenue. It is within walking distance to Webster stores. A park is located one block away on May Street. The large, level yard abuts All Saints School playground. The property has undergone many improvements over the past years, including new roofs installed within the past 5 years.
Key Highlights
- Two buildings: a 2‑family and a 5‑family.
- Detached garage included.
- Recent roof replacements (within 5 years).
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
$63,714
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
9.17%
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%
$1,274,280
$1.3M
Cap Rate 7%
$910,200
$910.2K
Cap Rate 9%
$707,933
$707.9K
Market Conditions
NOI Build-Up for 5,416 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
$118.9K $21.96/SF
− Vacancy
−$3.1K −$0.57/SF
EGI
$115.8K $21.39/SF
− OpEx
−$52.1K −$9.63/SF
NOI
$63.7K $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%
$1,274,280
Cap Rate 7%
$910,200
Cap Rate 9%
$707,933
Alternative Uses
Best Use
Multifamily LT 5
$1.05M
$915.2K – $1.22M
NOI $73,212 @ 7.0% cap · market cap 10.53%
Second Best
Apartment 5plus
$910.2K
$796.4K – $1.06M
NOI $63,714 @ 7.0% cap · market cap 9.17%
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,464 @ 7.0% cap · market cap 18.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
439
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
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Frequently Asked Questions
What type of property is this?
Apartment building - Two buildings with seven units and detached garage near amenities.
Where is this apartment building located?
The property is located at 13 Fifth Ave. Webster, MA.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Two buildings: a 2‑family and a 5‑family.; Detached garage included.; Recent roof replacements (within 5 years).
