Mixed-Use Property with Commercial
For Sale
$699,900
Pending
33 Crystal St, Southbridge, MA 01550
Three residential units plus a commercial unit for sale.
Property Size4,160 SF
Days on Market150
Property Features for 33 Crystal St
General Information
Standard status
Pending
Size
4,160 SF
Property subtype
4 Family - 4 Units Up/Down
Building Details
Year Built
1920
Listing Agency:
Walter Aldrich Realty
Listed By:
Walter Aldrich · License #9507666
(508) 450-0620
Source:
Lockandkeyre
Added: Apr 14
Changed: Sep 8
Last Checked: Sep 10 at 6:07AM
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 Walter Aldrich Realty
Investment Insights
Based on property information with market context.
This mixed-use property features three residential units and a commercial unit on the first level, offering a potential income stream. Electrical systems have been updated, and each unit has a separate meter, along with a separate landlord meter. The property includes two large front porches with views overlooking the park. The second and third floors are equipped with mini-split systems for heating and cooling, while the first floor has gas forced hot air heating. All three residential units are spacious and receive ample natural sunlight. The roof has been replaced in recent years. The commercial tenant is prepared to sign a new long-term lease. The property is located close to a park, shopping, attractions, and walking trails, with easy access to the Mass Pike.
Key Highlights
- Great cash flow from three residential units and one commercial unit.
- Commercial tenant ready to sign a new long‑term lease.
- Separate meters for each unit plus a landlord meter.
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
$48,938
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
6.99%
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%
$978,760
$978.8K
Cap Rate 7%
$699,114
$699.1K
Cap Rate 9%
$543,756
$543.8K
Market Conditions
NOI Build-Up for 4,160 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
$91.4K $21.96/SF
− Vacancy
−$2.4K −$0.57/SF
EGI
$89.0K $21.39/SF
− OpEx
−$40.0K −$9.63/SF
NOI
$48.9K $11.76/SF
Area
Worcester County, MA
Vacancy
2.60%
Lease Rate
$21.96 /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%
$978,760
Cap Rate 7%
$699,114
Cap Rate 9%
$543,756
Alternative Uses
Best Use
Apartment 5plus
$699.1K
$611.7K – $815.6K
NOI $48,938 @ 7.0% cap · market cap 6.99%
Second Best
Mixed Use
$536.0K
$469.0K – $625.3K
NOI $37,518 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,441 @ 7.0% cap · market cap 14.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
672
Businesses Nearby
Explore this area
Business Placement
Demographics for 01550, MA
17,740
Population
7,644
Households
2.3
Avg Household Size
39
Median Age
18%
College-Educated
82%
High-School Grad
20.2 sq mi
ZIP Area
878
Density / Sq Mi
$59,397
Median Household Income
$41,365
Median Earnings
$1,157
Median Rent
$267,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three residential units plus a commercial unit for sale.
Where is this mixed-use property located?
The property is located at 33 Crystal St Southbridge, MA.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Great cash flow from three residential units and one commercial unit.; Commercial tenant ready to sign a new long‑term lease.; Separate meters for each unit plus a landlord meter.
