Updated Triplex
For Sale
$399,900
1783 Main St, Athol, MA 01331
Three-unit property with recent mechanical, plumbing, safety, and interior improvements near everyday amenities.
Property Size2,351 SF
Price / SF$170.10
Days on Market78
Property Features for 1783 Main St
General Information
Standard status
Active
Size
2,351 SF
Property subtype
3 Family
Occupancy
100%
Building Details
Year Built
1880
Listing Agency:
Real Broker MA, LLC
(978) 652-3092
Listed By:
Hometown Team
(978) 652-3092
Source:
Lockandkeyre
Added: Jun 16
Changed: Aug 31
Last Checked: Aug 31 at 2:56PM
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 three-unit property offers 2,351 square feet of residential space in a building constructed in 1880. Recent work includes a chimney, boiler, and insulation completed in 2019, along with updated smoke and carbon monoxide detectors, anti-overflow toilets in every unit, and a replacement water main completed in 2026. The interiors have been freshly painted, and the property also features newer water heaters.
The building is currently fully occupied, with the second-floor unit expected to be vacant at closing. Shopping, a hospital, schools, and restaurants are located nearby, providing convenient access to everyday services.
The building is currently fully occupied, with the second-floor unit expected to be vacant at closing. Shopping, a hospital, schools, and restaurants are located nearby, providing convenient access to everyday services.
Key Highlights
- Three‑unit residential property with 2,351 square feet
- Chimney, boiler, and insulation updated in 2019
- Fresh interior paint and new smoke/CO detectors installed in 2026
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
$31,780
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
7.95%
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%
$635,600
$635.6K
Cap Rate 7%
$454,000
$454.0K
Cap Rate 9%
$353,111
$353.1K
Market Conditions
NOI Build-Up for 2,351 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
$46.5K $19.80/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$45.4K $19.31/SF
− OpEx
−$13.6K −$5.79/SF
NOI
$31.8K $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%
$635,600
Cap Rate 7%
$454,000
Cap Rate 9%
$353,111
Alternative Uses
Best Use
Multifamily LT 5
$454.0K
$397.3K – $529.7K
NOI $31,780 @ 7.0% cap · market cap 7.95%
Second Best
Apartment 5plus
$395.1K
$345.7K – $461.0K
NOI $27,657 @ 7.0% cap · market cap 6.92%
Theoretical Best
Office A
$802.8K
$702.5K – $936.6K
NOI $56,198 @ 7.0% cap · market cap 14.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
208
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Three-unit property with recent mechanical, plumbing, safety, and interior improvements near everyday amenities.
Where is this triplex located?
The property is located at 1783 Main St Athol, MA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Three‑unit residential property with 2,351 square feet; Chimney, boiler, and insulation updated in 2019; Fresh interior paint and new smoke/CO detectors installed in 2026
