29-31 Cotton St, Leominster, MA 01453
Three separate units with private entrances, utilities, and 10 parking spaces in an RC zoning district.
- Added:
- Jun 5, 2026
- Days on Market:
- 7
- Last Refresh:
- Jun 10 at 2:59 am
Property Features for 29-31 Cotton St
General Information
- Standard status
- Active
- Size
- 3,288 SF
- Property subtype
- 3 Family
Building Details
- Year Built
- 1901
Listing agent Jordan Healy (413) 717-0635
Listing office Edward Perez (603) 498-4402
Listing date Jun 5, 2026
Source Lockandkeyre
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 Edward Perez
HighLights
- Three‑unit multi‑family built in 1901: two 3‑bedroom townhouse‑style units and one 1‑bedroom upper unit
- Each unit has a private entrance and separate utilities
- RC zoning district; walk‑up attic with open space that may allow expansion of the 1‑bedroom unit (buyer to verify via due diligence)
- Public sewer and water
- Backyard plus deck, two farmer‑style porches, and a storage shed
- 10 parking spaces with direct access to Routes 2 and 12
Overview
The property is located in Leominster’s RC zoning district and is described as being steps from downtown Leominster, schools, and transit. The remarks also cite direct access to Routes 2 and 12, supporting an easy commute to Worcester and Boston.
For buyers seeking a residential income property, the combination of separate utilities, off-street parking for 10 vehicles, and an attic that may support additional space can be appealing. The remarks also note that the property may qualify for a detached ADU, with zoning confirmation required through the municipality. Electrical updates may provide an opportunity to modernize and improve functionality over time.
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $65.1k | $19.80 |
| − Vacancy | −$1.6k | −$0.49 |
| EGI | $63.5k | $19.31 |
| − OpEx | −$19.0k | −$5.79 |
| NOI | $44.4k | $13.52 |
Alternative Uses
Current Use by Public Records
Location Insight
- Map
- Local Demand
- City
- Leominster
- County
- Worcester
- State
- Massachusetts
- Longitude
- -71.7641458
- Latitude
- 42.5263453
