Victorian Quadplex with Carriage
For Sale
$1,300,000
33-35 Prescott Street, Clinton, MA 01510
Historic residence combines updated interiors, separate townhouse units, and walking access to downtown and local parks.
Property Size6,121 SF
Price / SF$212.38
Days on Market14
Property Features for 33-35 Prescott Street
General Information
Standard status
Active
Size
6,121 SF
Property subtype
Multi-family
Building Details
Year Built
1884
Construction
Grand Victorian
Listing Agency:
Settlers Realty Group,LLC
Listed By:
Sergio Froes Oliveira · License #9557598
(508) 371-7469
Source:
Hammondre
Added: Sep 11
Changed: Sep 23
Last Checked: Sep 24 at 9:59AM
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 Settlers Realty Group,LLC
Investment Insights
Based on property information with market context.
Built in 1884, this 6,121-square-foot Victorian property at 33-35 Prescott St includes a primary residence, a third-floor three-bedroom apartment, and a detached carriage house with two two-bedroom townhouse-style units. The main home offers more than 10 rooms, cherry woodwork, stained glass, a curved staircase, chandeliers, a custom kitchen with pantry and gas fireplace, first-floor laundry, and a 32-foot primary bedroom with a 20-foot en-suite bath and dressing area.
The apartment provides additional living or rental space and connects to a widow’s walk. Each carriage-house townhome has an updated kitchen, dining area, and living room. Building systems include four high-efficiency gas heating systems and separate updated electrical systems. The property is zoned R1 and sits within walking distance of downtown Clinton and local parks, with access to major commuting routes.
The apartment provides additional living or rental space and connects to a widow’s walk. Each carriage-house townhome has an updated kitchen, dining area, and living room. Building systems include four high-efficiency gas heating systems and separate updated electrical systems. The property is zoned R1 and sits within walking distance of downtown Clinton and local parks, with access to major commuting routes.
Key Highlights
- 6,121‑square‑foot Victorian property built in 1884
- Four‑family configuration with a primary residence, 3‑bedroom apartment, and two 2‑bedroom townhomes
- Detached carriage house contains two townhouse‑style 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
$82,742
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
6.36%
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%
$1,654,840
$1.7M
Cap Rate 7%
$1,182,029
$1.2M
Cap Rate 9%
$919,356
$919.4K
Market Conditions
NOI Build-Up for 6,121 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
$121.2K $19.80/SF
− Vacancy
−$3.0K −$0.49/SF
EGI
$118.2K $19.31/SF
− OpEx
−$35.5K −$5.79/SF
NOI
$82.7K $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%
$1,654,840
Cap Rate 7%
$1,182,029
Cap Rate 9%
$919,356
Alternative Uses
Best Use
Multifamily LT 5
$1.18M
$1.03M – $1.38M
NOI $82,742 @ 7.0% cap · market cap 6.36%
Second Best
Apartment 5plus
$1.03M
$900.1K – $1.20M
NOI $72,007 @ 7.0% cap · market cap 5.54%
Theoretical Best
Office A
$2.09M
$1.83M – $2.44M
NOI $146,316 @ 7.0% cap · market cap 11.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
605
Businesses Nearby
Explore this area
Business Placement
Demographics for 01510, MA
15,428
Population
7,017
Households
2.2
Avg Household Size
39
Median Age
35%
College-Educated
91%
High-School Grad
5.7 sq mi
ZIP Area
2,707
Density / Sq Mi
$93,849
Median Household Income
$49,815
Median Earnings
$1,353
Median Rent
$348,000
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?
Quadplex - Historic residence combines updated interiors, separate townhouse units, and walking access to downtown and local parks.
Where is this quadplex located?
The property is located at 33-35 Prescott Street Clinton, MA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 6,121‑square‑foot Victorian property built in 1884; Four‑family configuration with a primary residence, 3‑bedroom apartment, and two 2‑bedroom townhomes; Detached carriage house contains two townhouse‑style units
