Updated Two-Unit Residential
32 Kirby Street Marlborough, MA 01752
32 Kirby Street, Marlborough, MA, 01752
$789,000
For Sale
$789,000
Well-updated two-family home with modern kitchens, sunroom, private deck, and recent exterior and mechanical upgrades.
Property Size2,501 SF
Price / SF$315.47
Days on Market232
Property Features for 32 Kirby Street
General Information
- Standard status
- Active
- Size
- 2,501 SF
- Property subtype
- Multi-family
Building Details
- Year Built
- 1900
Listing agency
Coldwell Banker Realty - Boston
Listed by
Waypoint Realty Group
(617) 731-4644
Source
Hammondre
Added: Dec 2, 2025 Updated: Jul 21 at 11:59AM Checked: Jul 21 at 11:59AM
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 Coldwell Banker Realty - Boston
Investment Insights
Based on property information with market context.
This updated two-family residence offers two separate units with practical, comfortable living space. The first-floor unit includes an eat-in kitchen updated in 2008, sun-filled living areas, an inviting sunroom, and a primary bedroom with a decorative fireplace, along with in-unit laundry hookups.
The second-floor unit features a welcoming mudroom, generously sized bedrooms, an updated eat-in kitchen with new appliances, and a large private deck. Additional features include walk-up attic storage and a finished, heated bonus room.
Set on a sprawling lot at the end of a quiet, nearly dead-end street, the property has had several key improvements, including a full exterior re-stain in 2014, a newer roof, and a boiler and hot water heater installed in 2015. Located in Marlborough, it provides convenient access to shops, parks, and commuter routes.
The second-floor unit features a welcoming mudroom, generously sized bedrooms, an updated eat-in kitchen with new appliances, and a large private deck. Additional features include walk-up attic storage and a finished, heated bonus room.
Set on a sprawling lot at the end of a quiet, nearly dead-end street, the property has had several key improvements, including a full exterior re-stain in 2014, a newer roof, and a boiler and hot water heater installed in 2015. Located in Marlborough, it provides convenient access to shops, parks, and commuter routes.
Key Highlights
- Two‑family home updated with modern eat‑in kitchens on both floors
- First‑floor unit includes updated eat‑in kitchen (2008), sunroom, decorative fireplace, and in‑unit laundry hookups
- Second‑floor unit features a mudroom, updated eat‑in kitchen with new appliances, and a large private deck
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 | $79.5k | $31.80 |
| − Vacancy | −$3.9k | −$1.57 |
| EGI | $75.6k | $30.23 |
| − OpEx | −$22.7k | −$9.07 |
| NOI | $52.9k | $21.16 |
2,501 SF · lease $31.80/SF/yr · vacancy 4.94% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$756.0K
$661.5K – $882.0K
NOI $52,922 @ 7.0% cap · market cap 6.71%
Second Best
Apartment 5plus
$710.9K
$622.0K – $829.4K
NOI $49,761 @ 7.0% cap · market cap 6.31%
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,641 @ 7.0% cap · market cap 13.14%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Well-updated two-family home with modern kitchens, sunroom, private deck, and recent exterior and mechanical upgrades.
Where is this duplex located?
The property is located at 32 Kirby Street Marlborough, MA.
What is the asking price?
The asking price for this property is $789,000.
What are key features of this property?
This property features: Two‑family home updated with modern eat‑in kitchens on both floors; First‑floor unit includes updated eat‑in kitchen (2008), sunroom, decorative fireplace, and in‑unit laundry hookups; Second‑floor unit features a mudroom, updated eat‑in kitchen with new appliances, and a large private deck
