Two-Unit Duplex with Fenced
For Sale
$450,000
269 Oak St, Clinton, MA 01510
Two three-bedroom units include new electric panels, a full walk-up attic, and a natural gas boiler.
Property Size2,432 SF
Price / SF$185.03
Days on Market8
Property Features for 269 Oak St
General Information
Standard status
Active
Size
2,432 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Amenities
fenced backyard
Building Details
Building Size
2,432 SF
Year Built
1900
Listing Agency:
StartPoint Realty
(978) 337-9745
Listed By:
Jeffrey Bastress · License #452508574
(978) 337-9745
Source:
Iverty
Added: Aug 4
Changed: Aug 11
Last Checked: Aug 11 at 6:05AM
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 StartPoint Realty
Investment Insights
Based on property information with market context.
This two-family duplex contains 2,432 square feet across two three-bedroom units. The property includes a full walk-up attic, new electric panels, and a Natural Gas Gold Series Boiler. A level, fenced backyard adds outdoor space to the property, while the 1900 construction date provides context for planned updates. The sale is offered as-is.
Located at 269 Oak St in Clinton, Massachusetts, the property offers access to major commuting routes, shopping, restaurants, and local amenities. Its two-unit layout supports continued residential use, with each unit providing three bedrooms and living space for occupants.
Located at 269 Oak St in Clinton, Massachusetts, the property offers access to major commuting routes, shopping, restaurants, and local amenities. Its two-unit layout supports continued residential use, with each unit providing three bedrooms and living space for occupants.
Key Highlights
- Two units, each with 3 bedrooms
- 2,432 square feet in a two‑family duplex
- Level, fenced backyard
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
$32,875
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
7.31%
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%
$657,500
$657.5K
Cap Rate 7%
$469,643
$469.6K
Cap Rate 9%
$365,278
$365.3K
Market Conditions
NOI Build-Up for 2,432 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
$48.2K $19.80/SF
− Vacancy
−$1.2K −$0.49/SF
EGI
$47.0K $19.31/SF
− OpEx
−$14.1K −$5.79/SF
NOI
$32.9K $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%
$657,500
Cap Rate 7%
$469,643
Cap Rate 9%
$365,278
Alternative Uses
Best Use
Multifamily LT 5
$469.6K
$410.9K – $547.9K
NOI $32,875 @ 7.0% cap · market cap 7.31%
Second Best
Apartment 5plus
$408.7K
$357.6K – $476.8K
NOI $28,610 @ 7.0% cap · market cap 6.36%
Theoretical Best
Office A
$830.5K
$726.7K – $968.9K
NOI $58,135 @ 7.0% cap · market cap 12.92%
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
363
Businesses Nearby
Explore this area
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
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 three-bedroom units include new electric panels, a full walk-up attic, and a natural gas boiler.
Where is this duplex located?
The property is located at 269 Oak St Clinton, MA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two units, each with 3 bedrooms; 2,432 square feet in a two‑family duplex; Level, fenced backyard
