Historic Duplex on
New
For Sale
$399,000
1386 Pleasant Street, Athol, MA 01331
Historic duplex property with substantial land, documented heritage, and convenient access to nearby community services.
Property Size2,766 SF
Lot Size41.10 Acres
Price / SF$144.25
Days on Market6
Property Features for 1386 Pleasant Street
General Information
Standard status
Active
Size
2,766 SF
Lot size
41.10 Acres
Property subtype
Multi-family
Additional Details
Highway Access
Yes
Building Details
Year Built
1750
Construction
farmhouse
Listing Agency:
Real Broker MA,LLC
Listed By:
Hometown Team
(978) 652-3092
Source:
Cbcommunityrealtors
Added: Sep 6
Changed: Sep 10
Last Checked: Sep 10 at 6:42AM
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 Real Broker MA,LLC
Investment Insights
Based on property information with market context.
This duplex property includes a 2,766-square-foot farmhouse constructed in 1750 and set on 41.1 acres. The residence is registered with the Massachusetts Historical Commission, adding a documented historical dimension to the property. The farmhouse was formerly associated with the Dr. Royal Humphrey House and the Nye Tree Farm.
Located at 1386 Pleasant St in Athol, Massachusetts, the property is near Ellinwood Country Club. An elementary school, shopping plaza, hospital, and highway access are each described as being only minutes away, placing everyday services and regional connectivity within convenient reach.
Located at 1386 Pleasant St in Athol, Massachusetts, the property is near Ellinwood Country Club. An elementary school, shopping plaza, hospital, and highway access are each described as being only minutes away, placing everyday services and regional connectivity within convenient reach.
Key Highlights
- Duplex property on 41.1 acres
- 2,766‑square‑foot farmhouse constructed in 1750
- Registered with the Massachusetts Historical Commission
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
$32,539
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
8.16%
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%
$650,780
$650.8K
Cap Rate 7%
$464,843
$464.8K
Cap Rate 9%
$361,544
$361.5K
Market Conditions
NOI Build-Up for 2,766 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
$60.7K $21.96/SF
− Vacancy
−$1.6K −$0.57/SF
EGI
$59.2K $21.39/SF
− OpEx
−$26.6K −$9.63/SF
NOI
$32.5K $11.76/SF
Area
Worcester County, MA
Vacancy
2.60%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
45.00%
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%
$650,780
Cap Rate 7%
$464,843
Cap Rate 9%
$361,544
Alternative Uses
Best Use
Multifamily LT 5
$534.1K
$467.4K – $623.2K
NOI $37,390 @ 7.0% cap · market cap 9.37%
Second Best
Apartment 5plus
$464.8K
$406.7K – $542.3K
NOI $32,539 @ 7.0% cap · market cap 8.16%
Theoretical Best
Office A
$944.5K
$826.5K – $1.10M
NOI $66,118 @ 7.0% cap · market cap 16.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 01331, MA
13,656
Population
6,050
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
89%
High-School Grad
54.2 sq mi
ZIP Area
252
Density / Sq Mi
$68,345
Median Household Income
$42,132
Median Earnings
$1,041
Median Rent
$257,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Historic duplex property with substantial land, documented heritage, and convenient access to nearby community services.
Where is this duplex located?
The property is located at 1386 Pleasant Street Athol, MA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Duplex property on 41.1 acres; 2,766‑square‑foot farmhouse constructed in 1750; Registered with the Massachusetts Historical Commission
