Well-Maintained Duplex with Outdoor
New
For Sale
$774,900
158 Main St, Upton, MA 01568
Two-unit property with separate living areas, parking, and outdoor space in Upton.
Property Size3,314 SF
Days on Market2
Property Features for 158 Main St
General Information
Standard status
Active
Size
3,314 SF
Total Parking Spaces
4
Property subtype
Multi Family Home
Zoning
7
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,497
Building Details
Building Size
3,314 SF
Year Built
1900
Stories
3
Units
2
Listing Agency:
eXp Realty LLC - Corporate Office
(508) 315-2095
Listed By:
Rita Silva Martins
(508) 315-2095
Source:
Aucoinryanrealty
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 20 at 2:05AM
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 eXp Realty LLC - Corporate Office
Investment Insights
Based on property information with market context.
This duplex at 158 Main St includes two separate residential units, each with living areas, bedrooms, functional floor plans, and abundant natural light. Separate living areas support distinct household arrangements, while on-site parking and outdoor space add practical amenities. The property was built in 1900 and is identified with zoning 7.
The home is located in Upton, with local shops, restaurants, schools, parks, and major commuter routes described as accessible from the property. Its two-unit configuration accommodates both rental and owner-occupant use within the same building.
The home is located in Upton, with local shops, restaurants, schools, parks, and major commuter routes described as accessible from the property. Its two-unit configuration accommodates both rental and owner-occupant use within the same building.
Key Highlights
- Duplex at 158 Main St, Upton, MA 01568
- Two separate residential units
- Each unit includes living areas, bedrooms, and functional layouts
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
$44,798
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
5.78%
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%
$895,960
$896.0K
Cap Rate 7%
$639,971
$640.0K
Cap Rate 9%
$497,756
$497.8K
Market Conditions
NOI Build-Up for 3,314 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
$65.6K $19.80/SF
− Vacancy
−$1.6K −$0.49/SF
EGI
$64.0K $19.31/SF
− OpEx
−$19.2K −$5.79/SF
NOI
$44.8K $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%
$895,960
Cap Rate 7%
$639,971
Cap Rate 9%
$497,756
Alternative Uses
Best Use
Multifamily LT 5
$640.0K
$560.0K – $746.6K
NOI $44,798 @ 7.0% cap · market cap 5.78%
Second Best
Apartment 5plus
$556.9K
$487.3K – $649.8K
NOI $38,986 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$1.13M
$990.2K – $1.32M
NOI $79,218 @ 7.0% cap · market cap 10.22%
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
92
Businesses Nearby
Explore this area
Business Placement
Demographics for 01568, MA
7,900
Population
2,947
Households
2.7
Avg Household Size
43
Median Age
53%
College-Educated
98%
High-School Grad
21.2 sq mi
ZIP Area
373
Density / Sq Mi
$161,429
Median Household Income
$60,682
Median Earnings
$558,600
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 - Two-unit property with separate living areas, parking, and outdoor space in Upton.
Where is this duplex located?
The property is located at 158 Main St Upton, MA.
What is the asking price?
The asking price for this property is $774,900.
What are key features of this property?
This property features: Duplex at 158 Main St, Upton, MA 01568; Two separate residential units; Each unit includes living areas, bedrooms, and functional layouts
