Updated Duplex with Owner
New
For Sale
$700,000
2 Snowling Rd, Uxbridge, MA 01569
Two separate living areas offer flexible occupancy, private systems, substantial storage, and expanded off-street parking.
Property Size2,655 SF
Price / SF$263.65
Days on Market6
Property Features for 2 Snowling Rd
General Information
Standard status
Active
Size
2,655 SF
Total Parking Spaces
9
Property subtype
Residential Income
Zoning
RA
Net Operating Income
$21,600
Units
Unit Mix
1 x 5BR/2.5BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$6,004
Amenities
solar
radiant heat
balcony
yard
mini-splits
Building Details
Building Size
2,655 SF
Year Built
1880
Buildings
1
Stories
3
Listing Agency:
Heritage & Main Real Estate Inc.
Listed By:
Brian C O'Neill · License #453012671
(508) 414-7246
Source:
Insightrealtygroup
Added: Sep 8
Changed: Sep 12
Last Checked: Sep 13 at 3:54AM
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 Heritage & Main Real Estate Inc.
Investment Insights
Based on property information with market context.
This duplex includes a five-bedroom, two-and-a-half-bath owner unit and a separate two-bedroom, one-bath tenant unit with a balcony adjoining the living room. The 2,655-square-foot property was built in 1880 and has been updated with a roof approximately 5 years old, radiant heat in the main kitchen and full bathrooms, and dedicated heating and hot-water equipment for each unit. The main residence has two on-demand water heaters, five mini-splits, a 2026 stove, and a 2026 dishwasher. The tenant unit includes two mini-splits, a Buderus boiler, and an additional on-demand water heater.
The parcel is zoned RA and includes a recently cleared yard, substantial storage, solar installation, and multiple driveways. A two-space driveway serves the tenant unit, while a newly paved rear drive provides parking for another 5–7 cars. The property is located at 2 Snowling Rd in Uxbridge, Massachusetts.
The parcel is zoned RA and includes a recently cleared yard, substantial storage, solar installation, and multiple driveways. A two-space driveway serves the tenant unit, while a newly paved rear drive provides parking for another 5–7 cars. The property is located at 2 Snowling Rd in Uxbridge, Massachusetts.
Key Highlights
- Five‑bedroom, 2.5‑bath owner unit plus a 2‑bedroom, 1‑bath tenant unit
- 2,655 SF duplex built in 1880
- Roof approximately 5 years old; 2026 stove and dishwasher
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
$35,889
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
5.13%
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%
$717,780
$717.8K
Cap Rate 7%
$512,700
$512.7K
Cap Rate 9%
$398,767
$398.8K
Market Conditions
NOI Build-Up for 2,655 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
$52.6K $19.80/SF
− Vacancy
−$1.3K −$0.49/SF
EGI
$51.3K $19.31/SF
− OpEx
−$15.4K −$5.79/SF
NOI
$35.9K $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%
$717,780
Cap Rate 7%
$512,700
Cap Rate 9%
$398,767
Alternative Uses
Best Use
Multifamily LT 5
$512.7K
$448.6K – $598.2K
NOI $35,889 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$446.2K
$390.4K – $520.6K
NOI $31,233 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$906.6K
$793.3K – $1.06M
NOI $63,465 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
313
Businesses Nearby
Explore this area
Business Placement
Demographics for 01569, MA
14,193
Population
5,523
Households
2.6
Avg Household Size
44
Median Age
39%
College-Educated
96%
High-School Grad
29.4 sq mi
ZIP Area
483
Density / Sq Mi
$122,458
Median Household Income
$61,245
Median Earnings
$1,480
Median Rent
$417,900
Median Home Value
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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?
Duplex - Two separate living areas offer flexible occupancy, private systems, substantial storage, and expanded off-street parking.
Where is this duplex located?
The property is located at 2 Snowling Rd Uxbridge, MA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Five‑bedroom, 2.5‑bath owner unit plus a 2‑bedroom, 1‑bath tenant unit; 2,655 SF duplex built in 1880; Roof approximately 5 years old; 2026 stove and dishwasher
