Three-Unit Multifamily
For Sale
$539,900
125 Cross St, Southbridge, MA 01550
R3-zoned triplex with two-bedroom units, separate utility metering, parking, and a fenced yard.
Property Size2,988 SF
Price / SF$180.69
Days on Market101
Property Features for 125 Cross St
General Information
Standard status
Active
Size
2,988 SF
Total Parking Spaces
7
Property subtype
Multi-Family
Zoning
R3
Net Operating Income
$54,600
Units
Unit Mix
3 x 2BR
Multifamily Units
3
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$5,596
Amenities
in-unit laundry
fenced-in yard
large garage
extra storage
off-street parking
Building Details
Building Size
2,988 SF
Year Built
1900
Stories
3
Listing Agency:
Real Broker MA, LLC
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 22
Changed: Aug 29
Last Checked: Aug 29 at 3:57PM
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 Real Broker MA, LLC
Investment Insights
Based on property information with market context.
This R3-zoned triplex contains three two-bedroom units within a 2,988-square-foot multifamily property built in 1900. Each apartment includes in-unit laundry, while separate metering for water, sewer, heat, and electricity simplifies utility administration. One unit has new flooring and fresh paint; the property also includes a new roof, an updated second-floor heating system, a large garage, additional storage, a fenced yard, and off-street parking.
The property is located at 125 Cross St in Southbridge, approximately 2 minutes from Harrington Hospital and a short distance from downtown. One apartment is positioned for occupancy, while the other two are occupied by long-term tenants, providing a mix of existing tenancy and available use within the building.
The property is located at 125 Cross St in Southbridge, approximately 2 minutes from Harrington Hospital and a short distance from downtown. One apartment is positioned for occupancy, while the other two are occupied by long-term tenants, providing a mix of existing tenancy and available use within the building.
Key Highlights
- Three‑unit multifamily property with 2 bedrooms in each unit
- 2,988‑square‑foot property built in 1900
- R3 zoning with separately metered water, sewer, heat, and electricity
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
$40,391
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
7.48%
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%
$807,820
$807.8K
Cap Rate 7%
$577,014
$577.0K
Cap Rate 9%
$448,789
$448.8K
Market Conditions
NOI Build-Up for 2,988 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
$59.2K $19.80/SF
− Vacancy
−$1.5K −$0.49/SF
EGI
$57.7K $19.31/SF
− OpEx
−$17.3K −$5.79/SF
NOI
$40.4K $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%
$807,820
Cap Rate 7%
$577,014
Cap Rate 9%
$448,789
Alternative Uses
Best Use
Multifamily LT 5
$577.0K
$504.9K – $673.2K
NOI $40,391 @ 7.0% cap · market cap 7.48%
Second Best
Apartment 5plus
$502.2K
$439.4K – $585.9K
NOI $35,151 @ 7.0% cap · market cap 6.51%
Theoretical Best
Office A
$1.02M
$892.8K – $1.19M
NOI $71,425 @ 7.0% cap · market cap 13.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
932
Businesses Nearby
Explore this area
Business Placement
Demographics for 01550, MA
17,740
Population
7,644
Households
2.3
Avg Household Size
39
Median Age
18%
College-Educated
82%
High-School Grad
20.2 sq mi
ZIP Area
878
Density / Sq Mi
$59,397
Median Household Income
$41,365
Median Earnings
$1,157
Median Rent
$267,000
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?
Triplex - R3-zoned triplex with two-bedroom units, separate utility metering, parking, and a fenced yard.
Where is this triplex located?
The property is located at 125 Cross St Southbridge, MA.
What is the asking price?
The asking price for this property is $539,900.
What are key features of this property?
This property features: Three‑unit multifamily property with 2 bedrooms in each unit; 2,988‑square‑foot property built in 1900; R3 zoning with separately metered water, sewer, heat, and electricity
