Two-Family Property with
New
For Sale
$439,999
47 Lakeside Ave, Webster, MA 01570
One residence is tenant-occupied, while the second provides an owner-occupancy option with three bedrooms.
Property Size1,680 SF
Days on Market3
Property Features for 47 Lakeside Ave
General Information
Standard status
Active
Size
1,680 SF
Property subtype
Investment
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,001
Amenities
solar panels
Building Details
Building Size
1,680 SF
Year Built
1957
Stories
2
Units
2
Listed By:
Marleny Ravelo
(774) 535-6257
Source:
Elliman
Added: Sep 4
Last Checked: Sep 5 at 1:35PM
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 Marleny Ravelo
Investment Insights
Based on property information with market context.
Built in 1957, this two-family residential property at 47 Lakeside Ave includes two separate units with distinct bedroom layouts. The first unit has 2 bedrooms and 1 full bath and is currently tenant-occupied. The second offers 3 bedrooms and 1 full bath, providing a separate option for an owner-occupant or rental use. The property is being sold as-is and includes leased solar panels that transfer to the new owner at closing.
The property is in Webster, MA, with nearby water views. WalkScore is 2, reflecting a car-dependent setting, while BikeScore is 1 and classified as somewhat bikeable.
The property is in Webster, MA, with nearby water views. WalkScore is 2, reflecting a car-dependent setting, while BikeScore is 1 and classified as somewhat bikeable.
Key Highlights
- Two‑family property at 47 Lakeside Ave, Webster, MA 01570
- Unit 1 has 2 bedrooms and 1 full bath and is tenant‑occupied
- Unit 2 includes 3 bedrooms and 1 full bath
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
$22,710
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
5.16%
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%
$454,200
$454.2K
Cap Rate 7%
$324,429
$324.4K
Cap Rate 9%
$252,333
$252.3K
Market Conditions
NOI Build-Up for 1,680 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
$33.3K $19.80/SF
− Vacancy
−$822 −$0.49/SF
EGI
$32.4K $19.31/SF
− OpEx
−$9.7K −$5.79/SF
NOI
$22.7K $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%
$454,200
Cap Rate 7%
$324,429
Cap Rate 9%
$252,333
Alternative Uses
Best Use
Multifamily LT 5
$324.4K
$283.9K – $378.5K
NOI $22,710 @ 7.0% cap · market cap 5.16%
Second Best
Apartment 5plus
$282.3K
$247.0K – $329.4K
NOI $19,763 @ 7.0% cap · market cap 4.49%
Theoretical Best
Office A
$573.7K
$502.0K – $669.3K
NOI $40,159 @ 7.0% cap · market cap 9.13%
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
43
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?
Duplex - One residence is tenant-occupied, while the second provides an owner-occupancy option with three bedrooms.
Where is this duplex located?
The property is located at 47 Lakeside Ave Webster, MA.
What is the asking price?
The asking price for this property is $439,999.
What are key features of this property?
This property features: Two‑family property at 47 Lakeside Ave, Webster, MA 01570; Unit 1 has 2 bedrooms and 1 full bath and is tenant‑occupied; Unit 2 includes 3 bedrooms and 1 full bath
