Duplex Condo with Separate
For Sale
$699,000
196-198 Hayden Road, Groton, MA 01450
Two individually serviced homes offer private laundry, walkout basements, off-street parking, and backyard space.
Property Size2,532 SF
Price / SF$276.07
Days on Market8
Property Features for 196-198 Hayden Road
General Information
Standard status
Active
Size
2,532 SF
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Amenities
first-floor laundry with washer and dryer
walkout basement with ample storage
off-street parking
backyard area
Building Details
Year Built
1983
Listing Agency:
Coldwell Banker Realty - Leominster
Listed By:
Lana Kopsala
(508) 823-9400
Source:
Ballowhutchinsonrealestate
Added: Aug 2
Changed: Aug 8
Last Checked: Aug 8 at 5:03PM
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 Coldwell Banker Realty - Leominster
Investment Insights
Based on property information with market context.
This duplex condo contains two separately arranged homes within a 2,532-square-foot building constructed in 1983. Each unit has two bedrooms, 1.5 baths, first-floor laundry with a washer and dryer, and a walkout basement providing storage and room for future finished living space. Separate utility, water, and heating systems support independent operation. Off-street parking and a sizable backyard serve the property.
Recent work includes carpeting, baseboard heating, an oil tank, and a boiler. The building shows its age and requires TLC, offering a renovation-oriented ownership profile. Located at 196-198 Hayden Road in Groton, the property is near Routes 119 and 225 and I-495, with access to shopping, dining, recreation, and other area amenities.
Recent work includes carpeting, baseboard heating, an oil tank, and a boiler. The building shows its age and requires TLC, offering a renovation-oriented ownership profile. Located at 196-198 Hayden Road in Groton, the property is near Routes 119 and 225 and I-495, with access to shopping, dining, recreation, and other area amenities.
Key Highlights
- Two 2‑bedroom, 1.5‑bath units within a 2,532 SF duplex condo
- Separate utilities, water, and heating systems for each unit
- First‑floor laundry with washer and dryer in both units
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
$53,578
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%
$1,071,560
$1.1M
Cap Rate 7%
$765,400
$765.4K
Cap Rate 9%
$595,311
$595.3K
Market Conditions
NOI Build-Up for 2,532 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
$80.5K $31.80/SF
− Vacancy
−$4.0K −$1.57/SF
EGI
$76.5K $30.23/SF
− OpEx
−$23.0K −$9.07/SF
NOI
$53.6K $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%
$1,071,560
Cap Rate 7%
$765,400
Cap Rate 9%
$595,311
Alternative Uses
Best Use
Multifamily LT 5
$765.4K
$669.7K – $893.0K
NOI $53,578 @ 7.0% cap · market cap 7.66%
Second Best
Apartment 5plus
$719.7K
$629.7K – $839.6K
NOI $50,378 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$1.50M
$1.31M – $1.75M
NOI $104,925 @ 7.0% cap · market cap 15.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 01450, MA
11,298
Population
3,773
Households
3
Avg Household Size
43
Median Age
66%
College-Educated
96%
High-School Grad
32.8 sq mi
ZIP Area
344
Density / Sq Mi
$189,355
Median Household Income
$78,750
Median Earnings
$1,521
Median Rent
$673,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two individually serviced homes offer private laundry, walkout basements, off-street parking, and backyard space.
Where is this duplex located?
The property is located at 196-198 Hayden Road Groton, MA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1.5‑bath units within a 2,532 SF duplex condo; Separate utilities, water, and heating systems for each unit; First‑floor laundry with washer and dryer in both units
