Building Details

Buildings 2

Listing Agency: Get Listed Realty, LLC h***@isoldmyhouse.com Show Phone

Listed By: Kris Lippi · License #236519466 Show Phone

Source: Exprealty

Added: Aug 14 Changed: Aug 31 Last Checked: Aug 31 at 12:17AM

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Investment Insights

Based on property information with market context.

This 2,582-square-foot duplex property at 311 Main St includes a two-family residence on two parcels. The offering also includes a separate barn/garage, an expansive parking area, and green space behind the home. Both parcels and buildings are included in the sale.

The residence was previously used as three units, although any future configuration or additional use would be subject to applicable approvals, zoning requirements, and buyer due diligence. The secondary structure provides additional enclosed space for storage, parking, hobbies, or similar uses.

Key Highlights

• Two 2,582‑square‑foot parcels included in the sale
• Two‑family residence with a prior three‑unit configuration
• Separate barn/garage included with the property

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

$34,903

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

6.18%

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%

$698,060 $698.1K

Cap Rate 7%

$498,614 $498.6K

Cap Rate 9%

$387,811 $387.8K

Market Conditions

NOI Build-Up for 2,582 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

$51.1K $19.80/SF

− Vacancy

−$1.3K −$0.49/SF

EGI

$49.9K $19.31/SF

− OpEx

−$15.0K −$5.79/SF

NOI

$34.9K $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%

$698,060

Cap Rate 7%

$498,614

Cap Rate 9%

$387,811

Alternative Uses

Best Use

Multifamily LT 5

$498.6K

$436.3K – $581.7K (±1% cap)

NOI $34,903 @ 7.0% cap · market cap 6.18%

Second Best

Apartment 5plus

$433.9K

$379.7K – $506.3K (±1% cap)

NOI $30,375 @ 7.0% cap · market cap 5.38%

Theoretical Best

Office A

$881.7K

$771.5K – $1.03M (±1% cap)

NOI $61,720 @ 7.0% cap · market cap 10.93%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Auto Repair Shop Real Estate Agency Electrical Service Big Box & Wholesale Store Kitchen & Bath Showroom Furniture & Home Goods

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

20

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Includes two parcels, a barn/garage, off-street parking, and rear green space.

Where is this duplex located?

The property is located at 311 Main St Cherry Valley, MA.

What is the asking price?

The asking price for this property is $564,900.

What are key features of this property?

This property features: Two 2,582‑square‑foot parcels included in the sale; Two‑family residence with a prior three‑unit configuration; Separate barn/garage included with the property