Building Details

Year Built 2019

Stories 2

Listing Agency: Berkshire Hathaway HomeServices Commonwealth Real Estate Show Phone

Listed By: Clif LaPorte

Source: Donahuere

Added: Aug 7 Changed: Aug 10 Last Checked: Aug 12 at 3:15AM

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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 Berkshire Hathaway HomeServices Commonwealth Real Estate

Investment Insights

Based on property information with market context.

This 2019-built condominium provides 1,952 square feet across two stories, with a layout that includes two bedrooms and 2.5 bathrooms. Hardwood flooring runs through the primary living areas, while custom closet organization systems add built-in storage throughout the home. The property also includes a two-car garage with additional storage space.

Located at 18 Village Ln in Bolton, Massachusetts, the condominium combines a residential setting with features designed for practical, low-maintenance living. Its open interior arrangement supports both daily use and entertaining, while the garage and organized closets contribute useful storage capacity.

Key Highlights

• 2019‑built condominium with 1,952 sq. ft. of living space
• Two‑story layout with two bedrooms and 2.5 bathrooms
• Two‑car garage with additional storage

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

$22,963

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

3.08%

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%

$459,260 $459.3K

Cap Rate 7%

$328,043 $328.0K

Cap Rate 9%

$255,144 $255.1K

Market Conditions

NOI Build-Up for 1,952 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

$42.9K $21.96/SF

− Vacancy

−$1.1K −$0.57/SF

EGI

$41.8K $21.39/SF

− OpEx

−$18.8K −$9.63/SF

NOI

$23.0K $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%

$459,260

Cap Rate 7%

$328,043

Cap Rate 9%

$255,144

Alternative Uses

Best Use

Apartment 5plus

$328.0K

$287.0K – $382.7K (±1% cap)

NOI $22,963 @ 7.0% cap · market cap 3.08%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$666.6K

$583.3K – $777.7K (±1% cap)

NOI $46,661 @ 7.0% cap · market cap 6.26%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Residential income properties

Suggested Use

Top Pick Building Supply Big Box & Wholesale Store Auto Parts Store Electrical Service Auto Repair Shop Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Residential units

Location Intelligence

Trade Area within ½ mile

92

Businesses Nearby

Explore this area Business Placement

Demographics for 01740, MA

5,665

Population

2,083

Households

2.7

Avg Household Size

42

Median Age

81%

College-Educated

99%

High-School Grad

19.9 sq mi

ZIP Area

285

Density / Sq Mi

$198,475

Median Household Income

$108,105

Median Earnings

$1,632

Median Rent

$722,300

Median Home Value

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Frequently Asked Questions

What type of property is this?

Residential income property - Updated condominium with hardwood floors, organized closets, and a private two-car garage with storage.

Where is this residential income property located?

The property is located at 18 Village Ln Bolton, MA.

What is the asking price?

The asking price for this property is $745,000.

What are key features of this property?

This property features: 2019‑built condominium with 1,952 sq. ft. of living space; Two‑story layout with two bedrooms and 2.5 bathrooms; Two‑car garage with additional storage