Duplex with Detached 2-Car
For Sale
$649,900
26 Lovell Road, Holden, MA 01520
Two-level duplex with separate driveways, a fenced backyard, flexible unit layouts, and convenient access to local amenities.
Property Size2,180 SF
Price / SF$298.12
Days on Market81
Property Features for 26 Lovell Road
General Information
Standard status
Active
Size
2,180 SF
Total Parking Spaces
2
Property subtype
Multi-family
Lease Term
[]
Units
Unit Mix
4BR, 2BR
Multifamily Units
2
Amenities
in-unit laundry
hardwood floors
fenced backyard
dedicated storage room
Building Details
Year Built
1940
Listing Agency:
Foster-Healey Real Estate
(978) 697-2712
Listed By:
Taylor Healey · License #454502181
(978) 697-2712
Source:
Foster-healey
Added: Jun 13
Changed: Aug 31
Last Checked: Aug 31 at 8:30PM
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 Foster-Healey Real Estate
Investment Insights
Based on property information with market context.
This well-maintained duplex contains two distinct residences within a 2,180-square-foot property built in 1940. The first-floor unit includes four bedrooms, an open living and dining area, hardwood floors, in-unit laundry, and a slider opening to a fenced backyard. The second-floor residence provides two bedrooms, an expansive combined living and kitchen area, a private driveway, and dedicated storage.
A detached two-car garage adds functional parking and storage capacity. The property also includes an additional back lot, while recent improvements include a new roof in 2025, a retaining wall, and front steps. The home is located near shopping, dining, schools, commuter routes, and downtown Holden.
A detached two-car garage adds functional parking and storage capacity. The property also includes an additional back lot, while recent improvements include a new roof in 2025, a retaining wall, and front steps. The home is located near shopping, dining, schools, commuter routes, and downtown Holden.
Key Highlights
- Two‑family duplex with 4‑bedroom first‑floor unit and 2‑bedroom second‑floor unit
- 2,180 property size; built in 1940
- Detached 2‑car garage plus separate driveways for the residences
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
$29,468
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
4.53%
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%
$589,360
$589.4K
Cap Rate 7%
$420,971
$421.0K
Cap Rate 9%
$327,422
$327.4K
Market Conditions
NOI Build-Up for 2,180 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
$43.2K $19.80/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$42.1K $19.31/SF
− OpEx
−$12.6K −$5.79/SF
NOI
$29.5K $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%
$589,360
Cap Rate 7%
$420,971
Cap Rate 9%
$327,422
Alternative Uses
Best Use
Multifamily LT 5
$421.0K
$368.4K – $491.1K
NOI $29,468 @ 7.0% cap · market cap 4.53%
Second Best
Apartment 5plus
$366.4K
$320.6K – $427.4K
NOI $25,645 @ 7.0% cap · market cap 3.95%
Theoretical Best
Office A
$744.4K
$651.4K – $868.5K
NOI $52,111 @ 7.0% cap · market cap 8.02%
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
351
Businesses Nearby
Explore this area
Business Placement
Demographics for 01520, MA
16,394
Population
5,946
Households
2.8
Avg Household Size
42
Median Age
58%
College-Educated
96%
High-School Grad
18.8 sq mi
ZIP Area
872
Density / Sq Mi
$147,582
Median Household Income
$77,719
Median Earnings
$1,578
Median Rent
$444,300
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-level duplex with separate driveways, a fenced backyard, flexible unit layouts, and convenient access to local amenities.
Where is this duplex located?
The property is located at 26 Lovell Road Holden, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Two‑family duplex with 4‑bedroom first‑floor unit and 2‑bedroom second‑floor unit; 2,180 property size; built in 1940; Detached 2‑car garage plus separate driveways for the residences
