Two-Bedroom Duplex with Lake
For Sale
$529,900
Pending
30 Winter Ave, Marlborough, MA 01752
Residential Income, Marlborough, MA
Property Size2,397 SF
Lot Size0.47 Acres
Days on Market172
Property Features for 30 Winter Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RC
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 4, Bedroom 3
Parking
4
Directions
Near Rt 20/Lincoln St/behind Lakeside Oil
Standard status
Pending
APN
616410
Size
2,397 SF
Lot size
0.47 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5537
Amenities
garden area
Building Details
Year built
1895
Floors in Building
3
Number of units
2
Listing Agency:
REMAX Executive Realty · RE/MAX International
(508) 480-8400
Listed By:
Bill Wright · License #5503
(508) 480-8400
Added: Mar 1
Changed: Aug 19
Last Checked: Aug 20 at 7:06PM
MLS# 73481175
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.
30 Winter Ave is a two-family (duplex) built in 1895, offering two apartments with 2 bedrooms each. The property includes country kitchens and a layout described as accommodating an extended-family situation. A garden area is also on site, along with ample off-street parking.
The home is served by public water and sewer. It has water and sunset views over Lake Williams. Access is described as superior to Rt 495/290/85/20, with shopping, restaurants, and the Apex Center about 5 minutes away.
Both apartments are tenancy-at-will. Showings are limited to Saturdays from 12–3 pm, and Wednesdays and Fridays from 4–7 pm.
The home is served by public water and sewer. It has water and sunset views over Lake Williams. Access is described as superior to Rt 495/290/85/20, with shopping, restaurants, and the Apex Center about 5 minutes away.
Both apartments are tenancy-at-will. Showings are limited to Saturdays from 12–3 pm, and Wednesdays and Fridays from 4–7 pm.
Key Highlights
- Two‑family duplex with two 2‑bedroom apartments
- 0.4689‑acre lot with garden area
- Public water/sewer and ample off‑street parking
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
$47,692
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
9.00%
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%
$953,840
$953.8K
Cap Rate 7%
$681,314
$681.3K
Cap Rate 9%
$529,911
$529.9K
Market Conditions
NOI Build-Up for 2,397 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
$91.5K $38.16/SF
− Vacancy
−$4.8K −$1.98/SF
EGI
$86.7K $36.18/SF
− OpEx
−$39.0K −$16.28/SF
NOI
$47.7K $19.90/SF
Area
Middlesex County, MA
Vacancy
5.20%
Lease Rate
$38.16 /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%
$953,840
Cap Rate 7%
$681,314
Cap Rate 9%
$529,911
Alternative Uses
Best Use
Multifamily LT 5
$724.6K
$634.0K – $845.4K
NOI $50,721 @ 7.0% cap · market cap 9.57%
Second Best
Apartment 5plus
$681.3K
$596.2K – $794.9K
NOI $47,692 @ 7.0% cap · market cap 9.00%
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,331 @ 7.0% cap · market cap 18.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
523
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-family duplex on a 0.4689-acre lot with public water/sewer, off-street parking, and RC zoning.
Where is this duplex located?
The property is located at 30 Winter Ave Marlborough, MA.
What is the asking price?
The asking price for this property is $529,900.
What are key features of this property?
This property features: Two‑family duplex with two 2‑bedroom apartments; 0.4689‑acre lot with garden area; Public water/sewer and ample off‑street parking
