Four-Unit Multifamily Property with
New
For Sale
$850,000
147- 1/2 Oak St, Clinton, MA 01510
Three units occupy the main building, with a separate cottage providing a distinct residential layout.
Property Size4,032 SF
Price / SF$210.81
Days on Market5
Property Features for 147- 1/2 Oak St
General Information
Standard status
Active
Size
4,032 SF
Property subtype
4 Family
Additional Details
Highway Access
Yes
Multifamily Units
4
Amenities
coin-operated laundry
Building Details
Year Built
1902
Listing Agency:
Berkshire Hathaway HomeServices Commonwealth Real Estate
(781) 237-8000
Listed By:
Trish Marchetti · License #9036673
(339) 222-0471
Source:
Lockandkeyre
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 7:06AM
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 Berkshire Hathaway HomeServices Commonwealth Real Estate
Investment Insights
Based on property information with market context.
This four-unit multifamily property includes three apartments in the main building and a detached, two-story cottage. The main-building units comprise one apartment with two bedrooms and an office, plus two apartments with two bedrooms, living rooms, and eat-in kitchens. The cottage has an eat-in kitchen, living room, and full bath on its first floor, with two bedrooms above and a full basement. The property totals 4,032 square feet and was built in 1902. Improvements include remodeled units, coin-operated laundry, natural gas heat, and three new hot water heaters. Tenants pay their own utilities, and the property is zoned R1.
The property is in Clinton, with access to Routes 2, 190, 290, and 495. Downtown Clinton, restaurants, shops, and everyday services are nearby. Outdoor areas include private yard space, with on-street parking available.
The property is in Clinton, with access to Routes 2, 190, 290, and 495. Downtown Clinton, restaurants, shops, and everyday services are nearby. Outdoor areas include private yard space, with on-street parking available.
Key Highlights
- Four units across the main building and a separate cottage
- 4,032 square feet; built in 1902
- Detached two‑story cottage with two upstairs bedrooms and a full basement
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
$47,432
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
5.58%
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%
$948,640
$948.6K
Cap Rate 7%
$677,600
$677.6K
Cap Rate 9%
$527,022
$527.0K
Market Conditions
NOI Build-Up for 4,032 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
$88.5K $21.96/SF
− Vacancy
−$2.3K −$0.57/SF
EGI
$86.2K $21.39/SF
− OpEx
−$38.8K −$9.63/SF
NOI
$47.4K $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%
$948,640
Cap Rate 7%
$677,600
Cap Rate 9%
$527,022
Alternative Uses
Best Use
Apartment 5plus
$677.6K
$592.9K – $790.5K
NOI $47,432 @ 7.0% cap · market cap 5.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.38M
$1.20M – $1.61M
NOI $96,381 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
Explore this area
Business Placement
Demographics for 01510, MA
15,428
Population
7,017
Households
2.2
Avg Household Size
39
Median Age
35%
College-Educated
91%
High-School Grad
5.7 sq mi
ZIP Area
2,707
Density / Sq Mi
$93,849
Median Household Income
$49,815
Median Earnings
$1,353
Median Rent
$348,000
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?
Multifamily property - Three units occupy the main building, with a separate cottage providing a distinct residential layout.
Where is this multifamily property located?
The property is located at 147- 1/2 Oak St Clinton, MA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Four units across the main building and a separate cottage; 4,032 square feet; built in 1902; Detached two‑story cottage with two upstairs bedrooms and a full basement
