Updated Two-Family with
For Sale
$679,900
28 Beach Street, Marlborough, MA 01752
Two residential units offer refreshed finishes, appliances, and flexible lease timing for an owner-occupant or investor.
Property Size1,897 SF
Price / SF$358.41
Days on Market166
Property Features for 28 Beach Street
General Information
Standard status
Active
Size
1,897 SF
Total Parking Spaces
4
Property subtype
Multi-family / 2 Family
Zoning
multi fam
Net Operating Income
$66,000
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,721
Amenities
City/Town Sewer, Public
No
2.0
Full, Interior Access, Bulkhead, Unfinished Basement
2
2.00
Post & Beam
Shingle
Gentle Sloping
Shed(s)
Building Details
Year Built
1880
Listing Agency:
Distinctly New England
(978) 443-3141
Listed By:
Richard Wilcox · License #9558025
(978) 443-3141
Source:
Compass
Added: Mar 20
Changed: Aug 31
Last Checked: Aug 31 at 1:09AM
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 Distinctly New England
Investment Insights
Based on property information with market context.
This 1,897-square-foot duplex, built in 1880, contains two residential units with updated floors, fixtures, and appliances. The property also includes a full unfinished basement with interior access and bulkhead entry, along with a shed and post-and-beam construction. Siding, windows, and roof are described as being in very good condition, and both hot water tanks were replaced in 2025.
Located at 28 Beach Street in Marlborough, the property sits near downtown shops and restaurants. Off-street parking accommodates approximately 4–6 vehicles. Existing leases provide different near-term decision points, with one ending in April 2026 and the other in May 2026. The property is zoned multi fam.
Located at 28 Beach Street in Marlborough, the property sits near downtown shops and restaurants. Off-street parking accommodates approximately 4–6 vehicles. Existing leases provide different near-term decision points, with one ending in April 2026 and the other in May 2026. The property is zoned multi fam.
Key Highlights
- Two‑family duplex with 1,897 square feet and 2 residential units
- Off‑street parking for 4‑6 vehicles
- Both hot water tanks replaced in 2025
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
$40,141
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
5.90%
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%
$802,820
$802.8K
Cap Rate 7%
$573,443
$573.4K
Cap Rate 9%
$446,011
$446.0K
Market Conditions
NOI Build-Up for 1,897 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
$60.3K $31.80/SF
− Vacancy
−$3.0K −$1.57/SF
EGI
$57.3K $30.23/SF
− OpEx
−$17.2K −$9.07/SF
NOI
$40.1K $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%
$802,820
Cap Rate 7%
$573,443
Cap Rate 9%
$446,011
Alternative Uses
Best Use
Multifamily LT 5
$573.4K
$501.8K – $669.0K
NOI $40,141 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$539.2K
$471.8K – $629.1K
NOI $37,744 @ 7.0% cap · market cap 5.55%
Theoretical Best
Office A
$1.12M
$982.6K – $1.31M
NOI $78,611 @ 7.0% cap · market cap 11.56%
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
769
Businesses Nearby
Explore this area
Business Placement
Demographics for 01752, MA
41,793
Population
17,370
Households
2.4
Avg Household Size
40
Median Age
41%
College-Educated
89%
High-School Grad
20.9 sq mi
ZIP Area
2,000
Density / Sq Mi
$95,047
Median Household Income
$49,012
Median Earnings
$1,721
Median Rent
$485,400
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 residential units offer refreshed finishes, appliances, and flexible lease timing for an owner-occupant or investor.
Where is this duplex located?
The property is located at 28 Beach Street Marlborough, MA.
What is the asking price?
The asking price for this property is $679,900.
What are key features of this property?
This property features: Two‑family duplex with 1,897 square feet and 2 residential units; Off‑street parking for 4‑6 vehicles; Both hot water tanks replaced in 2025
