Three-Unit Residential Income
For Sale
$499,900
Pending
18 Pearl St, Webster, MA 01570
Three-family property with three 3-bedroom units, hardwood floors, full basement, and a detached electrically serviced garage.
Property Size3,768 SF
Days on Market136
Property Features for 18 Pearl St
General Information
Standard status
Pending
Size
3,768 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
INDUST
Building Details
Building Size
3,768 SF
Year Built
1880
Stories
3
Listing Agency:
REMAX Executive Realty
Listed By:
The Journey Group
(978) 807-7784
Source:
Cjbarrett
Added: Apr 23
Changed: Aug 24
Last Checked: Jul 20 at 7:58PM
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 REMAX Executive Realty
Investment Insights
Based on property information with market context.
This classic three-family residential income property offers three separate units, each with a spacious 3-bedroom layout for a total of nine bedrooms. Interior features include natural woodwork and hardwood flooring, and the building includes a full basement. A detached garage with electricity is also included, along with town water and sewer. The property is being sold as-is, including personal contents.
The home is located on a residential side street with easy access to Routes 12 and 16, as well as I-395.
For buyers and tenants seeking an income-producing multifamily asset, this configuration supports straightforward unit-by-unit leasing, while the solid underlying improvements allow room for future updates and reimagination.
The home is located on a residential side street with easy access to Routes 12 and 16, as well as I-395.
For buyers and tenants seeking an income-producing multifamily asset, this configuration supports straightforward unit-by-unit leasing, while the solid underlying improvements allow room for future updates and reimagination.
Key Highlights
- Three‑family property with three 3‑bedroom units (9 bedrooms total) and nearly identical floor plans
- Hardwood flooring and natural woodwork throughout, with living room, family room, and kitchen in the units
- Full basement included
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
$44,327
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
8.87%
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%
$886,540
$886.5K
Cap Rate 7%
$633,243
$633.2K
Cap Rate 9%
$492,522
$492.5K
Market Conditions
NOI Build-Up for 3,768 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
$82.7K $21.96/SF
− Vacancy
−$2.2K −$0.57/SF
EGI
$80.6K $21.39/SF
− OpEx
−$36.3K −$9.63/SF
NOI
$44.3K $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%
$886,540
Cap Rate 7%
$633,243
Cap Rate 9%
$492,522
Alternative Uses
Best Use
Multifamily LT 5
$727.6K
$636.7K – $848.9K
NOI $50,935 @ 7.0% cap · market cap 10.19%
Second Best
Apartment 5plus
$633.2K
$554.1K – $738.8K
NOI $44,327 @ 7.0% cap · market cap 8.87%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,070 @ 7.0% cap · market cap 18.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
507
Businesses Nearby
Explore this area
Business Placement
Demographics for 01570, MA
17,776
Population
8,211
Households
2.2
Avg Household Size
44
Median Age
25%
College-Educated
92%
High-School Grad
12.4 sq mi
ZIP Area
1,434
Density / Sq Mi
$68,934
Median Household Income
$43,595
Median Earnings
$1,135
Median Rent
$339,600
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?
Triplex - Three-family property with three 3-bedroom units, hardwood floors, full basement, and a detached electrically serviced garage.
Where is this triplex located?
The property is located at 18 Pearl St Webster, 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: Three‑family property with three 3‑bedroom units (9 bedrooms total) and nearly identical floor plans; Hardwood flooring and natural woodwork throughout, with living room, family room, and kitchen in the units; Full basement included
