Updated Four-Unit Residential
For Sale
$899,000
190-192 Main St, Maynard, MA 01754
Owner-occupied quadplex with central air in each unit, separate utilities, off-street parking, and coin-operated basement laundry.
Property Size3,256 SF
Price / SF$276.11
Days on Market87
Property Features for 190-192 Main St
General Information
Standard status
Active
Size
3,256 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
GR
Net Operating Income
$35,700
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$11,277
Amenities
central air
off street parking
coin operated laundry
Building Details
Building Size
3,256 SF
Year Built
1900
Stories
8
Tenancy
Multi
Listing Agency:
Herion Karbunara
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 11
Changed: Sep 4
Last Checked: Sep 4 at 4:01AM
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 Herion Karbunara
Investment Insights
Based on property information with market context.
This owner-occupied four-unit residential building has been lovingly maintained and updated by the same owner for 32 years. Improvements include a roof strip-and-replace completed in 2017, replacement windows throughout the building, and central air for each unit. Each unit has separate utilities, with two of the four furnaces installed about a year ago and the other two being less than 12 years old. Three of the four units have undergone extensive renovations, including the owner’s unit.
Additional on-site conveniences include off-street parking and a coin-operated laundry room located in the basement. The property also offers easy access to downtown Maynard and the amenities it has to offer.
The building presents a well-maintained, update-forward configuration for an income-focused buyer seeking a four-family asset with modernized systems and in-unit comfort features.
Additional on-site conveniences include off-street parking and a coin-operated laundry room located in the basement. The property also offers easy access to downtown Maynard and the amenities it has to offer.
The building presents a well-maintained, update-forward configuration for an income-focused buyer seeking a four-family asset with modernized systems and in-unit comfort features.
Key Highlights
- Owner‑occupied 4‑family (quadplex) built in 1900, with central air in each unit
- Roof stripped and replaced in 2017
- Replacement windows throughout the house
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
$68,898
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
7.66%
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%
$1,377,960
$1.4M
Cap Rate 7%
$984,257
$984.3K
Cap Rate 9%
$765,533
$765.5K
Market Conditions
NOI Build-Up for 3,256 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
$103.5K $31.80/SF
− Vacancy
−$5.1K −$1.57/SF
EGI
$98.4K $30.23/SF
− OpEx
−$29.5K −$9.07/SF
NOI
$68.9K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$1,377,960
Cap Rate 7%
$984,257
Cap Rate 9%
$765,533
Alternative Uses
Best Use
Multifamily LT 5
$984.3K
$861.2K – $1.15M
NOI $68,898 @ 7.0% cap · market cap 7.66%
Second Best
Apartment 5plus
$925.5K
$809.8K – $1.08M
NOI $64,783 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$1.93M
$1.69M – $2.25M
NOI $134,928 @ 7.0% cap · market cap 15.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
454
Businesses Nearby
Explore this area
Business Placement
Demographics for 01754, MA
10,730
Population
4,845
Households
2.2
Avg Household Size
43
Median Age
64%
College-Educated
96%
High-School Grad
5.2 sq mi
ZIP Area
2,063
Density / Sq Mi
$119,549
Median Household Income
$74,452
Median Earnings
$1,678
Median Rent
$494,200
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?
Quadplex - Owner-occupied quadplex with central air in each unit, separate utilities, off-street parking, and coin-operated basement laundry.
Where is this quadplex located?
The property is located at 190-192 Main St Maynard, MA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Owner‑occupied 4‑family (quadplex) built in 1900, with central air in each unit; Roof stripped and replaced in 2017; Replacement windows throughout the house
