Renovated Duplex with Two
New
For Sale
$799,000
39 Witherbee Street, Marlborough, MA 01752
Updated two-family property with separate utilities, off-street parking, and comfortable residential layouts.
Property Size2,324 SF
Price / SF$343.80
Days on Market4
Property Features for 39 Witherbee Street
General Information
Standard status
Active
Size
2,324 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
central A/C
off-street parking
Building Details
Year Built
1890
Listing Agency:
Settlers Realty Group,LLC
Listed By:
Sergio Froes Oliveira
Source:
Stevebremis
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 4 at 8:38AM
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.
This 2,324-square-foot duplex contains two residential units, each arranged with 3 bedrooms and 1.5 bathrooms. Built in 1890, the property has undergone extensive renovation, including updated roofing, heating systems, electrical and plumbing work, insulation, kitchens, and bathrooms. Interior features include hardwood floors, granite kitchen counters, gas cooking, recessed lighting, crown molding, and generous closet storage. Central A/C, gas heat, vinyl siding, city water and sewer, and separate electric service add to the building’s functional configuration.
Located at 39 Witherbee Street in Marlborough, Massachusetts, the property also provides off-street parking. Foam insulation has been added in the basement and walls, while bright living areas and updated finishes define both units.
Located at 39 Witherbee Street in Marlborough, Massachusetts, the property also provides off-street parking. Foam insulation has been added in the basement and walls, while bright living areas and updated finishes define both units.
Key Highlights
- Two units, each with 3 bedrooms and 1.5 baths
- 2,324‑square‑foot duplex in Marlborough, MA
- Extensive updates to roof, heating, electrical, plumbing, kitchens, and bathrooms
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
$49,177
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
6.15%
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%
$983,540
$983.5K
Cap Rate 7%
$702,529
$702.5K
Cap Rate 9%
$546,411
$546.4K
Market Conditions
NOI Build-Up for 2,324 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
$73.9K $31.80/SF
− Vacancy
−$3.7K −$1.57/SF
EGI
$70.3K $30.23/SF
− OpEx
−$21.1K −$9.07/SF
NOI
$49.2K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$983,540
Cap Rate 7%
$702,529
Cap Rate 9%
$546,411
Alternative Uses
Best Use
Multifamily LT 5
$702.5K
$614.7K – $819.6K
NOI $49,177 @ 7.0% cap · market cap 6.15%
Second Best
Apartment 5plus
$660.6K
$578.0K – $770.7K
NOI $46,240 @ 7.0% cap · market cap 5.79%
Theoretical Best
Office A
$1.38M
$1.20M – $1.61M
NOI $96,306 @ 7.0% cap · market cap 12.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,169
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 - Updated two-family property with separate utilities, off-street parking, and comfortable residential layouts.
Where is this duplex located?
The property is located at 39 Witherbee Street Marlborough, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Two units, each with 3 bedrooms and 1.5 baths; 2,324‑square‑foot duplex in Marlborough, MA; Extensive updates to roof, heating, electrical, plumbing, kitchens, and bathrooms
