Duplex With Detached
New
For Sale
$539,900
189 Oak St, Clinton, MA 01510
Two residential units offer separate utilities, central air, and distinct living arrangements.
Property Size2,874 SF
Price / SF$186.17
Days on Market2
Property Features for 189 Oak St
General Information
Standard status
Active
Size
2,874 SF
Total Parking Spaces
3
Property subtype
Investment
Units
Unit Mix
1 x 3BR/1.5BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,847
Amenities
central air
Building Details
Building Size
2,874 SF
Year Built
1920
Stories
3
Units
2
Listing Agency:
(978) 807-7784
Listed By:
Kali Hogan Delorey · License #9513547
(978) 807-7784
Source:
Elliman
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 20 at 2:53AM
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 Kali Hogan Delorey
Investment Insights
Based on property information with market context.
Located at 189 Oak St in Clinton, this two-family property dates to 1920 and provides about 2,900 sq ft of living space. The upper unit extends across two levels with 3 bedrooms and 1.5 baths, while the main-level residence includes 2 bedrooms and an updated bathroom with a tiled walk-in shower. A detached 3-car garage adds substantial on-site parking and storage.
The property includes separate utilities and central air. Exterior updates include replacement windows, vinyl siding, and an updated roof. Major routes are readily accessible, while the surrounding setting is characterized as car-dependent, with a walk score of 12 and a bike score of 15.
The property includes separate utilities and central air. Exterior updates include replacement windows, vinyl siding, and an updated roof. Major routes are readily accessible, while the surrounding setting is characterized as car-dependent, with a walk score of 12 and a bike score of 15.
Key Highlights
- Two‑family property with about 2,900 sq ft of living space
- Detached 3‑car garage
- Upper unit includes 3 bedrooms and 1.5 baths across two levels
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
$39,201
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
7.26%
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%
$784,020
$784.0K
Cap Rate 7%
$560,014
$560.0K
Cap Rate 9%
$435,567
$435.6K
Market Conditions
NOI Build-Up for 2,900 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
$57.4K $19.80/SF
− Vacancy
−$1.4K −$0.49/SF
EGI
$56.0K $19.31/SF
− OpEx
−$16.8K −$5.79/SF
NOI
$39.2K $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%
$784,020
Cap Rate 7%
$560,014
Cap Rate 9%
$435,567
Alternative Uses
Best Use
Multifamily LT 5
$560.0K
$490.0K – $653.4K
NOI $39,201 @ 7.0% cap · market cap 7.26%
Second Best
Apartment 5plus
$487.4K
$426.5K – $568.6K
NOI $34,116 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$990.3K
$866.5K – $1.16M
NOI $69,322 @ 7.0% cap · market cap 12.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
235
Businesses Nearby
Explore this area
Business Placement
Demographics for 01510, MA
15,428
Population
7,017
Households
2.2
Avg Household Size
39
Median Age
35%
College-Educated
91%
High-School Grad
5.7 sq mi
ZIP Area
2,707
Density / Sq Mi
$93,849
Median Household Income
$49,815
Median Earnings
$1,353
Median Rent
$348,000
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 residential units offer separate utilities, central air, and distinct living arrangements.
Where is this duplex located?
The property is located at 189 Oak St Clinton, MA.
What is the asking price?
The asking price for this property is $539,900.
What are key features of this property?
This property features: Two‑family property with about 2,900 sq ft of living space; Detached 3‑car garage; Upper unit includes 3 bedrooms and 1.5 baths across two levels
