Duplex With Bonus
New
For Sale
$445,000
142 Pleasant St, Winchendon, MA 01475
Updated two-family property with flexible upper-level space and a two-level garage with separate egress.
Property Size2,763 SF
Days on Market7
Property Features for 142 Pleasant St
General Information
Standard status
Active
Size
2,763 SF
Property subtype
Investment
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,996
Building Details
Building Size
2,763 SF
Year Built
1870
Stories
4
Units
2
Listing Agency:
(617) 887-0200
Listed By:
Noelle Medugno
(617) 887-0200
Source:
Elliman
Added: Aug 14
Changed: Aug 15
Last Checked: Aug 20 at 10:19AM
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 Noelle Medugno
Investment Insights
Based on property information with market context.
This 1870 two-family property offers 5 bedrooms and 2.5 baths across a flexible layout. Interior improvements include refinished hardwood flooring, fresh paint, restored carpentry, upgraded lighting, and substantial electrical work. The kitchen has quartz countertops and new appliances, while the bathrooms feature updated vanities and toilets. A bonus room and bedroom occupy the third level, expanding the usable interior footprint.
The second-floor Unit 2 includes 1 bedroom, a living room, an updated bathroom, and an updated kitchen with quartz countertops. A two-level garage provides additional functional space, including a second floor with its own egress. The property is near the center of Winchendon, with shops, dining, and local amenities nearby, as well as the North Central Pathway, Whitney Pond, and Lake Dennison State Recreation Area.
The second-floor Unit 2 includes 1 bedroom, a living room, an updated bathroom, and an updated kitchen with quartz countertops. A two-level garage provides additional functional space, including a second floor with its own egress. The property is near the center of Winchendon, with shops, dining, and local amenities nearby, as well as the North Central Pathway, Whitney Pond, and Lake Dennison State Recreation Area.
Key Highlights
- Two‑family layout with 5 bedrooms and 2.5 baths
- Built in 1870 with refinished hardwood floors and restored carpentry
- Third level adds a bonus room and bedroom
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
$37,349
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
8.39%
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%
$746,980
$747.0K
Cap Rate 7%
$533,557
$533.6K
Cap Rate 9%
$414,989
$415.0K
Market Conditions
NOI Build-Up for 2,763 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
$54.7K $19.80/SF
− Vacancy
−$1.4K −$0.49/SF
EGI
$53.4K $19.31/SF
− OpEx
−$16.0K −$5.79/SF
NOI
$37.3K $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%
$746,980
Cap Rate 7%
$533,557
Cap Rate 9%
$414,989
Alternative Uses
Best Use
Multifamily LT 5
$533.6K
$466.9K – $622.5K
NOI $37,349 @ 7.0% cap · market cap 8.39%
Second Best
Apartment 5plus
$464.3K
$406.3K – $541.7K
NOI $32,504 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$943.5K
$825.6K – $1.10M
NOI $66,047 @ 7.0% cap · market cap 14.84%
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
314
Businesses Nearby
Explore this area
Business Placement
Demographics for 01475, MA
10,304
Population
4,095
Households
2.5
Avg Household Size
42
Median Age
24%
College-Educated
94%
High-School Grad
42.8 sq mi
ZIP Area
241
Density / Sq Mi
$85,638
Median Household Income
$50,352
Median Earnings
$1,245
Median Rent
$294,900
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 - Updated two-family property with flexible upper-level space and a two-level garage with separate egress.
Where is this duplex located?
The property is located at 142 Pleasant St Winchendon, MA.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: Two‑family layout with 5 bedrooms and 2.5 baths; Built in 1870 with refinished hardwood floors and restored carpentry; Third level adds a bonus room and bedroom
