Multifamily Property with
For Sale
$409,900
25 Quinebaug Road, Dudley, MA 01571
Two-story residence with a three-season porch, four bedrooms, and renovation needs.
Property Size2,229 SF
Price / SF$183.89
Days on Market200
Property Features for 25 Quinebaug Road
General Information
Standard status
Active
Size
2,229 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Zoning
R 30
Taxes and HOA fees
Annual Taxes
$3,570
Building Details
Building Size
2,229 SF
Year Built
1900
Stories
1
Listing Agency:
Coldwell Banker Realty - Boston
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Feb 11
Changed: Aug 30
Last Checked: Aug 30 at 2:10PM
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 - Boston
Investment Insights
Based on property information with market context.
This two-story multifamily property contains 2,229 square feet of living area, four bedrooms, and two full bathrooms. A three-season porch adds seasonal living space, while the two-car garage provides covered parking and storage. Built in 1900, the residence requires work and renovations and is offered in as-is condition. The sale excludes the owner’s personal property.
The property occupies a 6,534 square foot lot at 25 Quinebaug Road in Dudley, Massachusetts. R 30 zoning is identified for the site. Its existing configuration combines residential space with practical features that can support a renovation-oriented ownership plan.
The property occupies a 6,534 square foot lot at 25 Quinebaug Road in Dudley, Massachusetts. R 30 zoning is identified for the site. Its existing configuration combines residential space with practical features that can support a renovation-oriented ownership plan.
Key Highlights
- 2,229 square feet of living area across two stories
- Four‑bedroom layout with two full bathrooms
- Three‑season porch for additional seasonal living space
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
$26,222
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
6.40%
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%
$524,440
$524.4K
Cap Rate 7%
$374,600
$374.6K
Cap Rate 9%
$291,356
$291.4K
Market Conditions
NOI Build-Up for 2,229 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
$48.9K $21.96/SF
− Vacancy
−$1.3K −$0.57/SF
EGI
$47.7K $21.39/SF
− OpEx
−$21.5K −$9.63/SF
NOI
$26.2K $11.76/SF
Area
Worcester County, MA
Vacancy
2.60%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
45.00%
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%
$524,440
Cap Rate 7%
$374,600
Cap Rate 9%
$291,356
Alternative Uses
Best Use
Apartment 5plus
$374.6K
$327.8K – $437.0K
NOI $26,222 @ 7.0% cap · market cap 6.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$761.2K
$666.0K – $888.0K
NOI $53,282 @ 7.0% cap · market cap 13.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Explore this area
Business Placement
Demographics for 01571, MA
11,921
Population
4,295
Households
2.8
Avg Household Size
40
Median Age
25%
College-Educated
92%
High-School Grad
20.8 sq mi
ZIP Area
573
Density / Sq Mi
$85,179
Median Household Income
$43,232
Median Earnings
$1,188
Median Rent
$372,400
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?
Multifamily property - Two-story residence with a three-season porch, four bedrooms, and renovation needs.
Where is this multifamily property located?
The property is located at 25 Quinebaug Road Dudley, MA.
What is the asking price?
The asking price for this property is $409,900.
What are key features of this property?
This property features: 2,229 square feet of living area across two stories; Four‑bedroom layout with two full bathrooms; Three‑season porch for additional seasonal living space
