Updated Duplex with Off-Street
For Sale
$325,000
212 South Street, Athol, MA 01331
Two residential units include refreshed finishes, new windows, added insulation, and upgraded electrical wiring.
Property Size1,893 SF
Price / SF$171.69
Days on Market175
Property Features for 212 South Street
General Information
Standard status
Active
Size
1,893 SF
Total Parking Spaces
4
Property subtype
Multi-family / 2 Family
Zoning
g
Net Operating Income
$39,000
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,778
Amenities
City/Town Sewer, Public, 100 Amp Service
No
Wood, Tile
2.0
Insulated Windows
Full
2
2.00
Frame
Shingle
Cleared
Building Details
Year Built
1900
Listing Agency:
Winslow Homes LLC
(386) 690-5858
Listed By:
Emily Therrien · License #9573581
(386) 690-5858
Source:
Compass
Added: Mar 9
Changed: Aug 30
Last Checked: Aug 30 at 11:02AM
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 Winslow Homes LLC
Investment Insights
Based on property information with market context.
This duplex was built in 1900 and contains two residential units. Recent work includes updated flooring, new windows, added insulation, and upgraded electrical wiring. One unit also has a mini-split system that provides heating and air conditioning.
The property includes a spacious yard and off-street parking along both sides of the home. Located at 212 South Street in Athol, Massachusetts, the residence offers a two-unit configuration with several completed improvements and practical exterior amenities.
The property includes a spacious yard and off-street parking along both sides of the home. Located at 212 South Street in Athol, Massachusetts, the residence offers a two-unit configuration with several completed improvements and practical exterior amenities.
Key Highlights
- Two‑family property with two residential units
- Recent flooring updates, new windows, and added insulation
- Electrical wiring has been updated
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
$25,589
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
7.87%
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%
$511,780
$511.8K
Cap Rate 7%
$365,557
$365.6K
Cap Rate 9%
$284,322
$284.3K
Market Conditions
NOI Build-Up for 1,893 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
$37.5K $19.80/SF
− Vacancy
−$926 −$0.49/SF
EGI
$36.6K $19.31/SF
− OpEx
−$11.0K −$5.79/SF
NOI
$25.6K $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%
$511,780
Cap Rate 7%
$365,557
Cap Rate 9%
$284,322
Alternative Uses
Best Use
Multifamily LT 5
$365.6K
$319.9K – $426.5K
NOI $25,589 @ 7.0% cap · market cap 7.87%
Second Best
Apartment 5plus
$318.1K
$278.4K – $371.2K
NOI $22,269 @ 7.0% cap · market cap 6.85%
Theoretical Best
Office A
$646.4K
$565.6K – $754.2K
NOI $45,250 @ 7.0% cap · market cap 13.92%
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
473
Businesses Nearby
Explore this area
Business Placement
Demographics for 01331, MA
13,656
Population
6,050
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
89%
High-School Grad
54.2 sq mi
ZIP Area
252
Density / Sq Mi
$68,345
Median Household Income
$42,132
Median Earnings
$1,041
Median Rent
$257,300
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 include refreshed finishes, new windows, added insulation, and upgraded electrical wiring.
Where is this duplex located?
The property is located at 212 South Street Athol, MA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two‑family property with two residential units; Recent flooring updates, new windows, and added insulation; Electrical wiring has been updated
