Well-Maintained Triplex with Private
New
For Sale
$674,900
19 Pearl St, Clinton, MA 01510
Three residential units offer functional kitchens, comfortable bedrooms, off-street parking, and owner-occupant flexibility.
Property Size3,595 SF
Price / SF$187.73
Days on Market2
Property Features for 19 Pearl St
General Information
Standard status
Active
Size
3,595 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
R1
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$6,878
Building Details
Building Size
3,595 SF
Year Built
1900
Buildings
1
Listing Agency:
Pablo Maia Realty
Listed By:
Rodrigo Azevedo
Source:
413realestate
Added: Sep 9
Last Checked: Sep 10 at 5:28AM
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 Pablo Maia Realty
Investment Insights
Based on property information with market context.
This three-unit residential property at 19 Pearl Street provides 3,595 square feet of living space across a building constructed in 1900. Each apartment includes a living area, kitchen, and bedrooms, creating a practical layout for residential occupancy. The property is currently owner-occupied and has received improvements over the years.
Exterior features include off-street parking and a private yard. The property is situated near shopping, dining, schools, local amenities, and major commuter routes. The three-family configuration supports living in one unit while leasing the remaining units, subject to applicable requirements.
Exterior features include off-street parking and a private yard. The property is situated near shopping, dining, schools, local amenities, and major commuter routes. The three-family configuration supports living in one unit while leasing the remaining units, subject to applicable requirements.
Key Highlights
- Three‑family property with 3,595 square feet
- Built in 1900 and improved over the years
- Each unit includes living space, a kitchen, and bedrooms
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
$48,596
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
7.20%
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%
$971,920
$971.9K
Cap Rate 7%
$694,229
$694.2K
Cap Rate 9%
$539,956
$540.0K
Market Conditions
NOI Build-Up for 3,595 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
$71.2K $19.80/SF
− Vacancy
−$1.8K −$0.49/SF
EGI
$69.4K $19.31/SF
− OpEx
−$20.8K −$5.79/SF
NOI
$48.6K $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%
$971,920
Cap Rate 7%
$694,229
Cap Rate 9%
$539,956
Alternative Uses
Best Use
Multifamily LT 5
$694.2K
$607.5K – $809.9K
NOI $48,596 @ 7.0% cap · market cap 7.20%
Second Best
Apartment 5plus
$604.2K
$528.6K – $704.9K
NOI $42,291 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$1.23M
$1.07M – $1.43M
NOI $85,935 @ 7.0% cap · market cap 12.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
734
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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?
Triplex - Three residential units offer functional kitchens, comfortable bedrooms, off-street parking, and owner-occupant flexibility.
Where is this triplex located?
The property is located at 19 Pearl St Clinton, MA.
What is the asking price?
The asking price for this property is $674,900.
What are key features of this property?
This property features: Three‑family property with 3,595 square feet; Built in 1900 and improved over the years; Each unit includes living space, a kitchen, and bedrooms
