Updated Duplex with Two-Car
For Sale
$510,000
Pending
262 Oak Street, Clinton, MA 01510
Two residential units offer flexible occupancy, enclosed porch space, and a detached garage for parking, storage, or workspace.
Property Size1,896 SF
Days on Market9
Property Features for 262 Oak Street
General Information
Standard status
Pending
Size
1,896 SF
Total Parking Spaces
2
Property subtype
2 Family - 2 Units Up/Down
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Amenities
enclosed porches
gazebo
fire pit
Building Details
Year Built
1910
Buildings
1
Listing Agency:
Keller Williams Realty Boston Northwest
(978) 369-5775
Listed By:
Daphne Barbas
(781) 844-6814
Source:
Lockandkeyre
Added: Sep 16
Changed: Sep 23
Last Checked: Sep 24 at 8:49AM
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 Keller Williams Realty Boston Northwest
Investment Insights
Based on property information with market context.
Located at 262 Oak Street in Clinton, this 1,896-square-foot duplex was built in 1910 and provides two separate residential units. The upper residence includes three bedrooms, luxury vinyl plank flooring, granite kitchen countertops, and a remodeled bathroom. The first-floor unit has two bedrooms, an updated bathroom, and current rental income. Enclosed porches on both levels expand the usable living area.
Exterior features include a gazebo, fire pit, and solid two-car garage that can support parking, storage, or workspace needs. Property updates include a new roof, fresh interior paint, updated flooring, two boilers installed in 2022, and hot water heaters. Leased solar panels are to be assumed by the buyer. The property is positioned near Wachusett Reservoir and Clinton’s downtown restaurants, coffee shops, parks, and arts venues.
Exterior features include a gazebo, fire pit, and solid two-car garage that can support parking, storage, or workspace needs. Property updates include a new roof, fresh interior paint, updated flooring, two boilers installed in 2022, and hot water heaters. Leased solar panels are to be assumed by the buyer. The property is positioned near Wachusett Reservoir and Clinton’s downtown restaurants, coffee shops, parks, and arts venues.
Key Highlights
- Two‑unit duplex with 1,896 square feet of building area
- Upper unit has 3 bedrooms, luxury vinyl plank flooring, granite counters, and a remodeled bathroom
- First‑floor unit includes 2 bedrooms, an updated bathroom, and current rental income
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
$25,629
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
5.03%
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%
$512,580
$512.6K
Cap Rate 7%
$366,129
$366.1K
Cap Rate 9%
$284,767
$284.8K
Market Conditions
NOI Build-Up for 1,896 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
−$927 −$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%
$512,580
Cap Rate 7%
$366,129
Cap Rate 9%
$284,767
Alternative Uses
Best Use
Multifamily LT 5
$366.1K
$320.4K – $427.2K
NOI $25,629 @ 7.0% cap · market cap 5.03%
Second Best
Apartment 5plus
$318.6K
$278.8K – $371.7K
NOI $22,304 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$647.5K
$566.5K – $755.4K
NOI $45,322 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
363
Businesses Nearby
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Business Placement
Demographics for 01510, MA
15,428
Population
7,017
Households
2.2
Avg Household Size
39
Median Age
35%
College-Educated
91%
High-School Grad
5.7 sq mi
ZIP Area
2,707
Density / Sq Mi
$93,849
Median Household Income
$49,815
Median Earnings
$1,353
Median Rent
$348,000
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 residential units offer flexible occupancy, enclosed porch space, and a detached garage for parking, storage, or workspace.
Where is this duplex located?
The property is located at 262 Oak Street Clinton, MA.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,896 square feet of building area; Upper unit has 3 bedrooms, luxury vinyl plank flooring, granite counters, and a remodeled bathroom; First‑floor unit includes 2 bedrooms, an updated bathroom, and current rental income
