Historic Duplex with Detached
For Sale
$399,900
23 North Street, Douglas, MA 01516
Two-level duplex in Douglas with separate living areas, off-street parking, and a wooded rear setting.
Property Size1,820 SF
Price / SF$219.73
Days on Market11
Property Features for 23 North Street
General Information
Standard status
Active
Size
1,820 SF
Property subtype
Multi-family
Building Details
Year Built
1880
Listing Agency:
Coldwell Banker Realty - Worcester
Listed By:
Brandon O'Neal · License #K8000689
(774) 287-7398
Source:
Benoitrealestate
Added: Aug 31
Changed: Sep 8
Last Checked: Sep 9 at 10:19AM
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 - Worcester
Investment Insights
Based on property information with market context.
Built in 1880, this two-family property at 23 North St offers approximately 1,820 square feet of living area arranged across two levels. Separate living areas support a flexible residential configuration, while the unfinished basement provides additional storage and utility access. A detached garage adds covered storage or workshop space, and the gravel driveway accommodates multiple vehicles.
The property is located in Douglas within the Village Residential district and includes a wooded backdrop. Its setting provides access to local amenities, schools, shopping, and major commuter routes. The combination of two-family layout, off-street parking, garage space, and basement storage provides a practical configuration for owner occupancy, rental use, or multi-generational living.
The property is located in Douglas within the Village Residential district and includes a wooded backdrop. Its setting provides access to local amenities, schools, shopping, and major commuter routes. The combination of two-family layout, off-street parking, garage space, and basement storage provides a practical configuration for owner occupancy, rental use, or multi-generational living.
Key Highlights
- Two‑family layout with separate living areas
- Approximately 1,820 square feet across two levels
- Built in 1880
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
$24,602
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
6.15%
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%
$492,040
$492.0K
Cap Rate 7%
$351,457
$351.5K
Cap Rate 9%
$273,356
$273.4K
Market Conditions
NOI Build-Up for 1,820 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
$36.0K $19.80/SF
− Vacancy
−$890 −$0.49/SF
EGI
$35.1K $19.31/SF
− OpEx
−$10.5K −$5.79/SF
NOI
$24.6K $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%
$492,040
Cap Rate 7%
$351,457
Cap Rate 9%
$273,356
Alternative Uses
Best Use
Multifamily LT 5
$351.5K
$307.5K – $410.0K
NOI $24,602 @ 7.0% cap · market cap 6.15%
Second Best
Apartment 5plus
$305.9K
$267.6K – $356.8K
NOI $21,410 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$621.5K
$543.8K – $725.1K
NOI $43,505 @ 7.0% cap · market cap 10.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Explore this area
Business Placement
Demographics for 01516, MA
8,962
Population
3,558
Households
2.5
Avg Household Size
43
Median Age
44%
College-Educated
98%
High-School Grad
36.7 sq mi
ZIP Area
244
Density / Sq Mi
$147,859
Median Household Income
$70,780
Median Earnings
$1,537
Median Rent
$436,700
Median Home Value
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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-level duplex in Douglas with separate living areas, off-street parking, and a wooded rear setting.
Where is this duplex located?
The property is located at 23 North Street Douglas, MA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two‑family layout with separate living areas; Approximately 1,820 square feet across two levels; Built in 1880
