Vacant Two-Family with
New
For Sale
$499,900
18 Old Dudley Rd, Oxford, MA 01540
Vacant duplex with separate living spaces, a backyard, ample parking, and an oversized two-car garage.
Property Size2,301 SF
Price / SF$217.25
Days on Market7
Property Features for 18 Old Dudley Rd
General Information
Standard status
Active
Size
2,301 SF
Property subtype
2 Family - 2 Units Side by Side
Building Details
Building Size
2,301 SF
Year Built
1950
Listing Agency:
IVerty Realty, LLC
Listed By:
Mela Dieujuste · License #452508574
(413) 786-0584
Source:
Iverty
Added: Sep 10
Changed: Sep 15
Last Checked: Sep 15 at 7:10AM
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 IVerty Realty, LLC
Investment Insights
Based on property information with market context.
This vacant two-family property contains 2,301 square feet and offers distinct layouts across two residential units. The larger unit includes a living room, kitchen, formal dining room, two bedrooms, hardwood floors, ceiling fans, and a full bathroom. The second residence is a first-floor one-bedroom apartment with a living room, kitchen, and enclosed porch. Both units are currently unoccupied, allowing the next owner to determine the preferred occupancy strategy.
The property also includes a backyard, ample parking, and an oversized two-car garage. A septic system installed in 2020 and an asphalt and rubber roof completed in 2021 add notable recent improvements. Built in 1950, the property is located at 18 Old Dudley Rd near Oxford Center, with access to Routes 12 and 20 and I-395. Local shopping, dining, and everyday amenities are nearby, with commuting routes toward Worcester and Connecticut.
The property also includes a backyard, ample parking, and an oversized two-car garage. A septic system installed in 2020 and an asphalt and rubber roof completed in 2021 add notable recent improvements. Built in 1950, the property is located at 18 Old Dudley Rd near Oxford Center, with access to Routes 12 and 20 and I-395. Local shopping, dining, and everyday amenities are nearby, with commuting routes toward Worcester and Connecticut.
Key Highlights
- Two‑family property with 2,301 square feet
- Both residential units are vacant
- Unit 1 offers two bedrooms, formal dining, hardwood floors, and a full bathroom
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
$31,104
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
6.22%
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%
$622,080
$622.1K
Cap Rate 7%
$444,343
$444.3K
Cap Rate 9%
$345,600
$345.6K
Market Conditions
NOI Build-Up for 2,301 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
$45.6K $19.80/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$44.4K $19.31/SF
− OpEx
−$13.3K −$5.79/SF
NOI
$31.1K $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%
$622,080
Cap Rate 7%
$444,343
Cap Rate 9%
$345,600
Alternative Uses
Best Use
Multifamily LT 5
$444.3K
$388.8K – $518.4K
NOI $31,104 @ 7.0% cap · market cap 6.22%
Second Best
Apartment 5plus
$386.7K
$338.4K – $451.2K
NOI $27,069 @ 7.0% cap · market cap 5.41%
Theoretical Best
Office A
$785.8K
$687.5K – $916.7K
NOI $55,003 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
147
Businesses Nearby
Explore this area
Business Placement
Demographics for 01540, MA
11,032
Population
4,337
Households
2.5
Avg Household Size
44
Median Age
27%
College-Educated
94%
High-School Grad
19.1 sq mi
ZIP Area
578
Density / Sq Mi
$118,389
Median Household Income
$52,248
Median Earnings
$1,135
Median Rent
$346,000
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Vacant duplex with separate living spaces, a backyard, ample parking, and an oversized two-car garage.
Where is this duplex located?
The property is located at 18 Old Dudley Rd Oxford, MA.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Two‑family property with 2,301 square feet; Both residential units are vacant; Unit 1 offers two bedrooms, formal dining, hardwood floors, and a full bathroom
