Fully Renovated 4-Unit
For Sale
$954,995
1-3 Oak St, Clinton, MA 01510
Renovated four-unit building with three long-term tenants and one vacant unit available for immediate occupancy or lease-up.
Property Size3,788 SF
Days on Market46
Property Features for 1-3 Oak St
General Information
Standard status
Active
Size
3,788 SF
Total Parking Spaces
4
Property subtype
Multifamily
Occupancy
75%
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$7,188
Building Details
Building Size
3,788 SF
Year Built
1900
Tenancy
Multi
Listing Agency:
eXp Realty LLC
Listed By:
Candor Investment Group
(978) 710-5616
Source:
Classifiedrealtygroup
Added: Jul 24
Changed: Sep 4
Last Checked: Sep 7 at 5:42AM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This fully renovated four-unit multifamily property includes three occupied units and one vacant unit, available as of July 1st for owner-occupancy or immediate lease-up. The renovations include updated flooring, fresh paint, new appliances, and additional improvements such as new heating systems, a new exterior deck, and new stairs.
Tenants pay their own utilities, which can help keep operating expenses more controlled than properties where utilities are landlord-paid.
With the work completed throughout, a buyer can take occupancy of the available unit or lease it up to align with the stated current and pro forma income levels.
Tenants pay their own utilities, which can help keep operating expenses more controlled than properties where utilities are landlord-paid.
With the work completed throughout, a buyer can take occupancy of the available unit or lease it up to align with the stated current and pro forma income levels.
Key Highlights
- Fully renovated 4‑unit multifamily on 1‑3 Oak Street (year built 1900) in Clinton.
- Current rental income totals $6,225 per month with three long‑term tenants in place.
- One unit is vacant as of July 1st, available for owner‑occupancy or immediate lease‑up.
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
$51,205
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
5.36%
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%
$1,024,100
$1.0M
Cap Rate 7%
$731,500
$731.5K
Cap Rate 9%
$568,944
$568.9K
Market Conditions
NOI Build-Up for 3,788 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
$75.0K $19.80/SF
− Vacancy
−$1.9K −$0.49/SF
EGI
$73.1K $19.31/SF
− OpEx
−$21.9K −$5.79/SF
NOI
$51.2K $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%
$1,024,100
Cap Rate 7%
$731,500
Cap Rate 9%
$568,944
Alternative Uses
Best Use
Multifamily LT 5
$731.5K
$640.1K – $853.4K
NOI $51,205 @ 7.0% cap · market cap 5.36%
Second Best
Apartment 5plus
$636.6K
$557.0K – $742.7K
NOI $44,562 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,548 @ 7.0% cap · market cap 9.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
75%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
129
Businesses Nearby
Explore this area
Business Placement
Demographics for 01510, MA
15,428
Population
7,017
Households
2.2
Avg Household Size
39
Median Age
35%
College-Educated
91%
High-School Grad
5.7 sq mi
ZIP Area
2,707
Density / Sq Mi
$93,849
Median Household Income
$49,815
Median Earnings
$1,353
Median Rent
$348,000
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?
Quadplex - Renovated four-unit building with three long-term tenants and one vacant unit available for immediate occupancy or lease-up.
Where is this quadplex located?
The property is located at 1-3 Oak St Clinton, MA.
What is the asking price?
The asking price for this property is $954,995.
What are key features of this property?
This property features: Fully renovated 4‑unit multifamily on 1‑3 Oak Street (year built 1900) in Clinton.; Current rental income totals $6,225 per month with three long‑term tenants in place.; One unit is vacant as of July 1st, available for owner‑occupancy or immediate lease‑up.
