Two-Family Residential Income
For Sale
$429,900
17-19 Coolidge Ave, Southbridge, MA 01550
Two spacious 3-bedroom units with large living rooms, with one unit delivered vacant.
Property Size2,576 SF
Price / SF$166.89
Days on Market53
Property Features for 17-19 Coolidge Ave
General Information
Standard status
Active
Size
2,576 SF
Property subtype
2 Family - 2 Units Side by Side
Additional Details
Multifamily Units
2
Building Details
Building Size
2,576 SF
Year Built
1927
Listing Agency:
Cameron Real Estate Group
(781) 486-3180
Listed By:
Bob DeVito · License #9084980
(978) 821-2404
Source:
Iverty
Added: Jul 17
Changed: Sep 7
Last Checked: Sep 7 at 6:47AM
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 Cameron Real Estate Group
Investment Insights
Based on property information with market context.
This two-family residential income property offers two open and spacious units, each featuring three bedrooms and large living rooms. It is positioned as a flexible option for an owner-occupant, with one unit delivered vacant to support timely move-in or leasing.
The property is listed for sale and is located at 17-19 Coolidge Ave in Southbridge, Massachusetts.
The property is listed for sale and is located at 17-19 Coolidge Ave in Southbridge, Massachusetts.
Key Highlights
- Two‑family home built in 1927
- Each unit features 3 bedrooms
- Both units offer large living rooms
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
$34,821
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
8.10%
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%
$696,420
$696.4K
Cap Rate 7%
$497,443
$497.4K
Cap Rate 9%
$386,900
$386.9K
Market Conditions
NOI Build-Up for 2,576 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
$51.0K $19.80/SF
− Vacancy
−$1.3K −$0.49/SF
EGI
$49.7K $19.31/SF
− OpEx
−$14.9K −$5.79/SF
NOI
$34.8K $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%
$696,420
Cap Rate 7%
$497,443
Cap Rate 9%
$386,900
Alternative Uses
Best Use
Multifamily LT 5
$497.4K
$435.3K – $580.4K
NOI $34,821 @ 7.0% cap · market cap 8.10%
Second Best
Apartment 5plus
$432.9K
$378.8K – $505.1K
NOI $30,304 @ 7.0% cap · market cap 7.05%
Theoretical Best
Office A
$879.7K
$769.7K – $1.03M
NOI $61,577 @ 7.0% cap · market cap 14.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
261
Businesses Nearby
Explore this area
Business Placement
Demographics for 01550, MA
17,740
Population
7,644
Households
2.3
Avg Household Size
39
Median Age
18%
College-Educated
82%
High-School Grad
20.2 sq mi
ZIP Area
878
Density / Sq Mi
$59,397
Median Household Income
$41,365
Median Earnings
$1,157
Median Rent
$267,000
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?
Duplex - Two spacious 3-bedroom units with large living rooms, with one unit delivered vacant.
Where is this duplex located?
The property is located at 17-19 Coolidge Ave Southbridge, MA.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Two‑family home built in 1927; Each unit features 3 bedrooms; Both units offer large living rooms
