Updated Two-Family
For Sale
$418,000
263 Front St., Winchendon, MA 01475
MULTI_FAMILY - Winchendon, MA
Property Size2,289 SF
Lot Size0.25 Acres
Price / SF$182.61
Days on Market9
Property Features for 263 Front St.
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
C2
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Bedroom 6, Bathroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bedroom 5
Parking
5
Fireplace
1
Elementary school
Mes
Middle school
Mms
High school
Mhs
Directions
GPS
Subdivision
Winchendon Center
Standard status
Active
APN
M:5B2 B:0 L:221,3494032
Size
2,289 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2994
Building Details
Year built
1846
Floors in Building
4
Number of units
2
Listing Agency:
Keller Williams Realty North Central
(978) 840-9000
Listed By:
Rochelle Jonswold
(978) 840-9000
Added: Aug 3
Changed: Aug 11
Last Checked: Aug 11 at 4:06PM
MLS# 73558512
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.
Located at 263 Front Street in Winchendon, this 2,289-square-foot duplex was built in 1846 and occupies a 0.25-acre lot. The property contains two residential units, each with three bedrooms, bright living areas, spacious kitchens, and one bathroom. A fireplace is also present, and the building is zoned C2.
Two brand-new boilers were installed in 2026, complementing updates completed over the years. The layout supports an owner-occupant seeking supplemental rental income or an investor acquiring a two-family property. Its in-town setting places the home near shopping, dining, schools, parks, and commuter routes, providing convenient access to everyday services and transportation connections.
Two brand-new boilers were installed in 2026, complementing updates completed over the years. The layout supports an owner-occupant seeking supplemental rental income or an investor acquiring a two-family property. Its in-town setting places the home near shopping, dining, schools, parks, and commuter routes, providing convenient access to everyday services and transportation connections.
Key Highlights
- Two‑unit duplex with three bedrooms in each unit
- 2,289 square feet on a 0.25‑acre lot
- Two brand‑new boilers installed in 2026
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
$30,942
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
7.40%
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%
$618,840
$618.8K
Cap Rate 7%
$442,029
$442.0K
Cap Rate 9%
$343,800
$343.8K
Market Conditions
NOI Build-Up for 2,289 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
$45.3K $19.80/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$44.2K $19.31/SF
− OpEx
−$13.3K −$5.79/SF
NOI
$30.9K $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%
$618,840
Cap Rate 7%
$442,029
Cap Rate 9%
$343,800
Alternative Uses
Best Use
Multifamily LT 5
$442.0K
$386.8K – $515.7K
NOI $30,942 @ 7.0% cap · market cap 7.40%
Second Best
Apartment 5plus
$384.7K
$336.6K – $448.8K
NOI $26,928 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$781.7K
$684.0K – $911.9K
NOI $54,716 @ 7.0% cap · market cap 13.09%
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
241
Businesses Nearby
Explore this area
Business Placement
Demographics for 01475, MA
10,304
Population
4,095
Households
2.5
Avg Household Size
42
Median Age
24%
College-Educated
94%
High-School Grad
42.8 sq mi
ZIP Area
241
Density / Sq Mi
$85,638
Median Household Income
$50,352
Median Earnings
$1,245
Median Rent
$294,900
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - Two three-bedroom units provide owner-occupant and rental-use flexibility.
Where is this duplex located?
The property is located at 263 Front St. Winchendon, MA.
What is the asking price?
The asking price for this property is $418,000.
What are key features of this property?
This property features: Two‑unit duplex with three bedrooms in each unit; 2,289 square feet on a 0.25‑acre lot; Two brand‑new boilers installed in 2026
