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    Three-Story Residential Income Home Title is generated by Realmo AI

    16 Brookline St, Webster, MA 01570

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    Claim this Listing
    New
    For Sale
    $595,000

    Large three-story residence with flexible unit-style layouts, nine bedrooms, and updated mechanicals and bathrooms.

    Type:Investment
    Property size:
    4,299 SF
    Lot size:
    0.09 Acres
    Price / SF:
    $138/SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 6 at 4:50 am

    Property Features for 16 Brookline St

    General Information

    Standard status
    Active
    Size
    4,299 SF
    Lot size
    0.09 Acres
    Property subtype
    Investment

    Building Details

    Year Built
    1880

    We can help!

    Listing Contact
    Rose Jaboin

    Listing agent Rose Jaboin

    Listing office

    Listing date Jun 3, 2026

    Source Elliman

    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 Rose Jaboin

    HighLights

    • Built in 1880, this three‑story multi‑family home offers 4,299 SF of living space
    • Nine bedrooms and 3 full bathrooms, with separate living areas on each floor for flexible configurations
    • New heating installed for the 1st & 3rd floors in 2025–2026
    • New hot water tank installed for the 3rd floor in 2026
    • Newer bathroom on the 2nd and 3rd floors
    • Lot size is 3,960 SF

    Overview

    This three-story residential income property offers substantial living space configured to support diversified arrangements. The building includes nine bedrooms and three full bathrooms, with distinct living areas on each floor designed to provide privacy and functional independence. Several updates have been noted, including newer bathrooms on the second and third floors, new heating for the first and third floors installed for 2025–2026, and a new hot water tank for the third floor installed in 2026. A $40 per month rental is referenced for hot water heater tank use for the first and second floors.

    The property is located at 16 Brookline Street in Webster, Massachusetts. The offering is presented for viewing, and the walk and bike accessibility information provided includes a Walk Score of 72 (Very Walkable) and a Bike Score of 39 (Somewhat Bikeable).

    With its multi-floor layout and multiple bedrooms and bathrooms, this home may appeal to buyers seeking a straightforward way to house multiple occupants or create floor-by-floor rental configurations. Recent system and bathroom improvements can also support near-term comfort and operational planning for an owner-operator or investor.

    Local Financial Insights For Apartment 5plus

    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 $94.4k $21.96
    − Vacancy −$2.5k −$0.57
    EGI $92.0k $21.39
    − OpEx −$41.4k −$9.63
    NOI $50.6k $11.76
    4,299 SF · lease $21.96/SF/yr · vacancy 2.60% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $722.5K
    $632.2K – $842.9K (±1% cap)
    NOI $50,573 @ 7.0% cap · market cap 8.50%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $1.47M
    $1.28M – $1.71M (±1% cap)
    NOI $102,763 @ 7.0% cap · market cap 17.27%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Multifamily properties

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Webster
    County
    Worcester
    State
    Massachusetts
    Longitude
    -71.8813411
    Latitude
    42.0476585

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    FAQs

    What type of property is this?
    Multifamily property - Large three-story residence with flexible unit-style layouts, nine bedrooms, and updated mechanicals and bathrooms.
    Where is this multifamily property located?
    The property is located at 16 Brookline St Webster, MA.
    What is the asking price?
    The asking price for this property is $595,000.
    What are key features of this property?
    This property features: Built in 1880, this three‑story multi‑family home offers 4,299 SF of living space; Nine bedrooms and 3 full bathrooms, with separate living areas on each floor for flexible configurations; New heating installed for the 1st & 3rd floors in 2025–2026
    (617) 774-9558
    We can help!
    Listing Contact
    Rose Jaboin
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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