Two-Unit Duplex with Attached
New
For Sale
$525,000
123-A W Main Street, Marlborough, MA 01752
Separate utilities serve each residence, with off-street parking and a walk-up third floor.
Property Size1,884 SF
Price / SF$278.66
Days on Market2
Property Features for 123-A W Main Street
General Information
Standard status
Active
Size
1,884 SF
Total Parking Spaces
8
Property subtype
Residential Income
Zoning
res
Net Operating Income
$37,200
Site & Location
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 1BR/1.5BA, 1 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,256
Building Details
Building Size
1,884 SF
Year Built
1920
Stories
2
Listing Agency:
Dora Naves & Associates
Listed By:
Stefanie Ferrecchia
(508) 624-4858
Source:
Insightrealtygroup
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 3 at 2:31AM
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 Dora Naves & Associates
Investment Insights
Based on property information with market context.
This 1,884-square-foot duplex, built in 1920, contains two separate units. The first-floor residence has a kitchen, living room, one bedroom and 1.5 bathrooms, with gas hot-water baseboard heat and gas hot water. Upstairs, the second unit includes a kitchen, living room, three bedrooms and a full bathroom, along with forced-air gas heat and gas hot water. Each unit has separate utilities, and a walk-up third floor adds additional space. An attached garage and off-street parking are also included. The asphalt-shingle roof and vinyl siding are both less than 10 years old.
The property is on Route 20, with access to major routes and downtown dining, shopping and entertainment. Residential zoning is identified as res.
The property is on Route 20, with access to major routes and downtown dining, shopping and entertainment. Residential zoning is identified as res.
Key Highlights
- Two‑unit duplex with 1,884 square feet
- Separate utilities for each unit
- First‑floor unit has one bedroom and 1.5 bathrooms; second‑floor unit has three bedrooms and one full bathroom
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
$39,866
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
7.59%
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%
$797,320
$797.3K
Cap Rate 7%
$569,514
$569.5K
Cap Rate 9%
$442,956
$443.0K
Market Conditions
NOI Build-Up for 1,884 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
$59.9K $31.80/SF
− Vacancy
−$3.0K −$1.57/SF
EGI
$57.0K $30.23/SF
− OpEx
−$17.1K −$9.07/SF
NOI
$39.9K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$797,320
Cap Rate 7%
$569,514
Cap Rate 9%
$442,956
Alternative Uses
Best Use
Multifamily LT 5
$569.5K
$498.3K – $664.4K
NOI $39,866 @ 7.0% cap · market cap 7.59%
Second Best
Apartment 5plus
$535.5K
$468.6K – $624.8K
NOI $37,485 @ 7.0% cap · market cap 7.14%
Theoretical Best
Office A
$1.12M
$975.9K – $1.30M
NOI $78,072 @ 7.0% cap · market cap 14.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
855
Businesses Nearby
Explore this area
Business Placement
Demographics for 01752, MA
41,793
Population
17,370
Households
2.4
Avg Household Size
40
Median Age
41%
College-Educated
89%
High-School Grad
20.9 sq mi
ZIP Area
2,000
Density / Sq Mi
$95,047
Median Household Income
$49,012
Median Earnings
$1,721
Median Rent
$485,400
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 - Separate utilities serve each residence, with off-street parking and a walk-up third floor.
Where is this duplex located?
The property is located at 123-A W Main Street Marlborough, MA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,884 square feet; Separate utilities for each unit; First‑floor unit has one bedroom and 1.5 bathrooms; second‑floor unit has three bedrooms and one full bathroom
