Two-Unit Residential
New
For Sale
$449,999
Pending
132 Hartwell St, Southbridge, MA 01550
R2-zoned duplex with separate living spaces, updated kitchens, basements, and off-street parking.
Property Size1,728 SF
Days on Market5
Property Features for 132 Hartwell St
General Information
Standard status
Pending
Size
1,728 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
R2
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,545
Building Details
Building Size
1,728 SF
Year Built
1967
Stories
3
Units
2
Listing Agency:
Property Investors & Advisors, LLC
(508) 801-1607
Listed By:
The Torres Group
(508) 801-1607
Source:
Aucoinryanrealty
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 9:43AM
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 Property Investors & Advisors, LLC
Investment Insights
Based on property information with market context.
Built in 1967, this duplex contains two separate residences arranged across two levels. Each unit includes two bedrooms, one full bathroom, a living room, and a kitchen, along with its own full basement. Kitchen updates provide a refreshed interior configuration, while the roof and windows were updated approximately in 2021.
The property occupies a level lot at 132 Hartwell St in Southbridge, Massachusetts, with off-street parking on site. Additional rear parking is reached through a right of way. Zoned R2, the building will be delivered vacant at closing, supporting either an owner-occupancy strategy or separate use of the two residences.
The property occupies a level lot at 132 Hartwell St in Southbridge, Massachusetts, with off-street parking on site. Additional rear parking is reached through a right of way. Zoned R2, the building will be delivered vacant at closing, supporting either an owner-occupancy strategy or separate use of the two residences.
Key Highlights
- Two‑unit duplex with two bedrooms and one full bath in each residence
- Two levels of living space per unit, plus a full basement for each
- Updated kitchens in both units
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
$23,359
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
5.19%
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%
$467,180
$467.2K
Cap Rate 7%
$333,700
$333.7K
Cap Rate 9%
$259,544
$259.5K
Market Conditions
NOI Build-Up for 1,728 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
$34.2K $19.80/SF
− Vacancy
−$845 −$0.49/SF
EGI
$33.4K $19.31/SF
− OpEx
−$10.0K −$5.79/SF
NOI
$23.4K $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%
$467,180
Cap Rate 7%
$333,700
Cap Rate 9%
$259,544
Alternative Uses
Best Use
Multifamily LT 5
$333.7K
$292.0K – $389.3K
NOI $23,359 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$290.4K
$254.1K – $338.8K
NOI $20,328 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$590.1K
$516.3K – $688.4K
NOI $41,306 @ 7.0% cap · market cap 9.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
783
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?
Duplex - R2-zoned duplex with separate living spaces, updated kitchens, basements, and off-street parking.
Where is this duplex located?
The property is located at 132 Hartwell St Southbridge, MA.
What is the asking price?
The asking price for this property is $449,999.
What are key features of this property?
This property features: Two‑unit duplex with two bedrooms and one full bath in each residence; Two levels of living space per unit, plus a full basement for each; Updated kitchens in both units
