Two-Family Duplex with
New
For Sale
$510,000
262 Oak Street, Clinton, MA 01510
Residential Income, Clinton, MA
Property Size1,896 SF
Lot Size0.11 Acres
Price / SF$268.99
Days on Market1
Property Features for 262 Oak Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R1
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 4, Bedroom 5, Bathroom 1
Parking
8
Elementary school
Clinton Elementary School
Middle school
Clinton Middle School
High school
Clinton High School
Directions
Boylston St (62) St to Oak St. Or use GPS.
Standard status
Active
APN
3308137
Size
1,896 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5636
Amenities
enclosed porches
gazebo
fire pit
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Realty Boston Northwest
Listed By:
Christina Hill
(978) 369-5775
Added: Sep 16
Last Checked: Sep 16 at 8:06AM
MLS# 73577728
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-family duplex in Clinton contains 1,896 square feet within a 1910 residential structure on a 0.1148-acre lot. The upper residence has three bedrooms, luxury vinyl plank flooring, granite kitchen countertops, and an updated bathroom. The first-floor residence provides two bedrooms and a renovated bath. Enclosed porches serve both levels, while a gazebo and fire pit add outdoor amenities behind the property.
A detached two-car garage offers parking, storage, or workspace. Property improvements include a new roof, fresh interior paint, updated flooring, two boilers installed in 2022, and updated hot water heaters. The property is zoned R1, and leased solar panels will be assumed by the buyer. Clinton’s surrounding context includes Wachusett Reservoir, downtown restaurants and coffee shops, parks, and arts venues.
A detached two-car garage offers parking, storage, or workspace. Property improvements include a new roof, fresh interior paint, updated flooring, two boilers installed in 2022, and updated hot water heaters. The property is zoned R1, and leased solar panels will be assumed by the buyer. Clinton’s surrounding context includes Wachusett Reservoir, downtown restaurants and coffee shops, parks, and arts venues.
Key Highlights
- Two‑family layout with a 3‑bedroom upper unit and 2‑bedroom first‑floor unit
- 1,896 square feet on a 0.1148‑acre lot
- Two‑car garage provides parking, storage, or workspace
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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Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - R1-zoned residence with separate living spaces, enclosed porches, and updated mechanical systems.
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‑family layout with a 3‑bedroom upper unit and 2‑bedroom first‑floor unit; 1,896 square feet on a 0.1148‑acre lot; Two‑car garage provides parking, storage, or workspace
