24-Unit Clustered Multifamily
For Sale
$4,850,000
3 Ureco Ter Portfolio, Worcester, MA 01602
Portfolio includes five properties totaling 24 units along a single private drive, with 95.8% occupancy.
Property Size26,656 SF
Price / SF$181.95
Days on Market61
Property Features for 3 Ureco Ter Portfolio
General Information
Standard status
Active
Size
26,656 SF
Property subtype
Multi-family
Occupancy
96%
Additional Details
Multifamily Units
24
Building Details
Year Built
1910
Year Renovated
2025
Tenancy
Multi
Listing Agency:
BA Property & Lifestyle Advisors
Listed By:
Michael Barbera
(617) 846-8000
Source:
Highlandre
Added: Jul 7
Changed: Sep 4
Last Checked: Sep 5 at 8:36AM
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 BA Property & Lifestyle Advisors
Investment Insights
Based on property information with market context.
This clustered 24-unit multifamily portfolio includes five properties: 827 Pleasant St (10 units), 2 Ureco Terrace (9 units), 7-9 Ureco Terrace (2 units), 831 Pleasant St (2 units), and 3 Ureco Terrace (1 unit). All buildings are situated along a single private drive, supporting concentrated, operations-focused ownership. The portfolio is reported at 95.8% occupied, with gross scheduled rent of $475,800 annually and stabilized NOI of $240,197. Average in-place rent is $1,724 per month.
Recent capital improvements are noted at approximately $395,000, including a full gut renovation at 9 Ureco Terrace in 2025 and kitchen/bath upgrades at 2 Ureco Unit 2L in 2023, along with boiler replacements. The offering is positioned in Worcester’s Newton Square/West Side neighborhood.
Recent capital improvements are noted at approximately $395,000, including a full gut renovation at 9 Ureco Terrace in 2025 and kitchen/bath upgrades at 2 Ureco Unit 2L in 2023, along with boiler replacements. The offering is positioned in Worcester’s Newton Square/West Side neighborhood.
Key Highlights
- Clustered 24‑unit multifamily portfolio in Worcester’s Newton Square/West Side, located across five properties along a single private drive
- 95.8% occupied portfolio with gross scheduled rent of $475,800/yr and stabilized NOI of $240,197
- Average in‑place rent of $1,724/month across the 24 units
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
$359,336
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
7.41%
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%
$7,186,720
$7.2M
Cap Rate 7%
$5,133,371
$5.1M
Cap Rate 9%
$3,992,622
$4.0M
Market Conditions
NOI Build-Up for 26,656 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
$687.7K $25.80/SF
− Vacancy
−$34.4K −$1.29/SF
EGI
$653.3K $24.51/SF
− OpEx
−$294.0K −$11.03/SF
NOI
$359.3K $13.48/SF
Area
Worcester, MA
Vacancy
5.00%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
45.00%
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%
$7,186,720
Cap Rate 7%
$5,133,371
Cap Rate 9%
$3,992,622
Alternative Uses
Best Use
Apartment 5plus
$5.13M
$4.49M – $5.99M
NOI $359,336 @ 7.0% cap · market cap 7.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.90M
$7.79M – $10.38M
NOI $622,804 @ 7.0% cap · market cap 12.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24
Residential units
95.8%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
299
Businesses Nearby
Explore this area
Business Placement
Demographics for 01602, MA
25,382
Population
10,483
Households
2.4
Avg Household Size
39
Median Age
47%
College-Educated
91%
High-School Grad
5.8 sq mi
ZIP Area
4,376
Density / Sq Mi
$94,351
Median Household Income
$47,259
Median Earnings
$1,471
Median Rent
$380,800
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?
Apartment building - Portfolio includes five properties totaling 24 units along a single private drive, with 95.8% occupancy.
Where is this apartment building located?
The property is located at 3 Ureco Ter Portfolio Worcester, MA.
What is the asking price?
The asking price for this property is $4,850,000.
What are key features of this property?
This property features: Clustered 24‑unit multifamily portfolio in Worcester’s Newton Square/West Side, located across five properties along a single private drive; 95.8% occupied portfolio with gross scheduled rent of $475,800/yr and stabilized NOI of $240,197; Average in‑place rent of $1,724/month across the 24 units
