Three-Unit Riverfront
For Sale
$649,900
26 Powder Mill Road, Maynard, MA 01754
Route 62 frontage, river access, and B zoning support residential and business-oriented occupancy.
Property Size2,124 SF
Price / SF$305.98
Days on Market104
Property Features for 26 Powder Mill Road
General Information
Standard status
Active
Size
2,124 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
B
Net Operating Income
$24,000
Taxes and HOA fees
Annual Taxes
$9,327
Building Details
Building Size
2,124 SF
Year Built
1920
Stories
3
Listing Agency:
RE/MAX Partners
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 19
Changed: Aug 30
Last Checked: Aug 30 at 5:53AM
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 RE/MAX Partners
Investment Insights
Based on property information with market context.
This 2,124-square-foot triplex, built in 1920, contains three separate units. The first floor includes a two-bedroom layout with basement storage and can accommodate office, studio, retail, or service-based use. Two upper units each provide one bedroom. Separate heating systems serve each unit, while replacement windows and recent exterior paint add to the property’s improvements.
The property occupies a riverside lot with Assabet River frontage, backyard space, and a gardening area. Route 62 frontage provides direct roadway exposure, and the location is in Maynard near downtown shops, dining, and commuter routes. The property is zoned B, and current occupants are tenants at will.
The property occupies a riverside lot with Assabet River frontage, backyard space, and a gardening area. Route 62 frontage provides direct roadway exposure, and the location is in Maynard near downtown shops, dining, and commuter routes. The property is zoned B, and current occupants are tenants at will.
Key Highlights
- 2,124‑square‑foot triplex with three separate units
- First‑floor 2‑bedroom unit with office, studio, retail, or service‑use flexibility
- Two upper units, each with 1 bedroom
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
$44,945
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
6.92%
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%
$898,900
$898.9K
Cap Rate 7%
$642,071
$642.1K
Cap Rate 9%
$499,389
$499.4K
Market Conditions
NOI Build-Up for 2,124 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
$67.5K $31.80/SF
− Vacancy
−$3.3K −$1.57/SF
EGI
$64.2K $30.23/SF
− OpEx
−$19.3K −$9.07/SF
NOI
$44.9K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$898,900
Cap Rate 7%
$642,071
Cap Rate 9%
$499,389
Alternative Uses
Best Use
Office B
$962.8K
$842.4K – $1.12M
NOI $67,395 @ 7.0% cap · market cap 10.37%
Second Best
Multifamily LT 5
$642.1K
$561.8K – $749.1K
NOI $44,945 @ 7.0% cap · market cap 6.92%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,018 @ 7.0% cap · market cap 13.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
604
Businesses Nearby
Explore this area
Business Placement
Demographics for 01754, MA
10,730
Population
4,845
Households
2.2
Avg Household Size
43
Median Age
64%
College-Educated
96%
High-School Grad
5.2 sq mi
ZIP Area
2,063
Density / Sq Mi
$119,549
Median Household Income
$74,452
Median Earnings
$1,678
Median Rent
$494,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Route 62 frontage, river access, and B zoning support residential and business-oriented occupancy.
Where is this triplex located?
The property is located at 26 Powder Mill Road Maynard, 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: 2,124‑square‑foot triplex with three separate units; First‑floor 2‑bedroom unit with office, studio, retail, or service‑use flexibility; Two upper units, each with 1 bedroom
