Two-Building Mixed-Use
New
For Sale
$750,000
4 - 6 Sutton Road, Millbury, MA 01527
Includes a two-family residence and a separate commercial building occupied by a tattoo parlor.
Property Size5,000 SF
Price / SF$150
Days on Market2
Property Features for 4 - 6 Sutton Road
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Multi-Family
Additional Details
Cap Rate
8.7%
Mixed-Use Components
retail, residential
Tenant in Place
Yes
Building Details
Year Built
1934
Buildings
2
Tenancy
Multi
Listing Agency:
Alexander Zedros, Harbor View Real Estate Corp
Listed By:
Home and Key Real Estate
(508) 817-4284
Source:
Bristolcountyhomesforsale
Added: Oct 24
Changed: Oct 25
Last Checked: Oct 24 at 2:01PM
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 Alexander Zedros, Harbor View Real Estate Corp
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Investment Insights
Based on property information with market context.
This mixed-use property consists of two buildings conveyed together on one deed. The residential building has two apartments: a two-bedroom, single-level unit on the first floor and a four-bedroom unit spanning the second and third floors. Improvements include a recent roof, updated plumbing and electrical systems, refinished hardwood floors, and a newer kitchen and flooring. Lead certificates are in place for the two-family building.
The freestanding commercial building is approximately 1,200 square feet and is occupied by a tattoo parlor. It was taken back to the studs and rebuilt 12 years ago. The tenant installed HVAC over electric heat and may remove the system upon vacating. The commercial lease runs through June 2027; the residential units have long-term tenants. The property is reported at an 8.7% cap rate.
The freestanding commercial building is approximately 1,200 square feet and is occupied by a tattoo parlor. It was taken back to the studs and rebuilt 12 years ago. The tenant installed HVAC over electric heat and may remove the system upon vacating. The commercial lease runs through June 2027; the residential units have long-term tenants. The property is reported at an 8.7% cap rate.
Key Highlights
- Two buildings conveyed together on one deed; they cannot be separated
- Two‑family residence includes one 2‑bedroom unit and one 4‑bedroom unit
- Freestanding commercial building is approximately 1,200 square feet
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$67,588
Cap Rate
9.01%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,351,760
$1.4M
Cap Rate 7%
$965,543
$965.5K
Cap Rate 9%
$750,978
$751.0K
Market Conditions
NOI Build-Up for 5,000 SF
Gross rent
$99.0K $19.80/SF
− Vacancy
−$2.4K −$0.49/SF
EGI
$96.6K $19.31/SF
− OpEx
−$29.0K −$5.79/SF
NOI
$67.6K $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 Rate 5%
$1,351,760
Cap Rate 7%
$965,543
Cap Rate 9%
$750,978
Alternative Uses
Best Use
Retail
$1.06M
$924.2K – $1.23M
NOI $73,937 @ 7.0% cap · market cap 9.86%
Second Best
Multifamily LT 5
$965.5K
$844.9K – $1.13M
NOI $67,588 @ 7.0% cap · market cap 9.01%
Theoretical Best
Office A
$1.71M
$1.49M – $1.99M
NOI $119,520 @ 7.0% cap · market cap 15.94%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
71
Businesses Nearby
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Business Placement
Demographics for 01527, MA
13,799
Population
5,603
Households
2.5
Avg Household Size
44
Median Age
33%
College-Educated
94%
High-School Grad
15.6 sq mi
ZIP Area
885
Density / Sq Mi
$116,000
Median Household Income
$62,911
Median Earnings
$1,507
Median Rent
$415,600
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes a two-family residence and a separate commercial building occupied by a tattoo parlor.
Where is this mixed-use property located?
The property is located at 4 - 6 Sutton Road Millbury, MA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Two buildings conveyed together on one deed; they cannot be separated; Two‑family residence includes one 2‑bedroom unit and one 4‑bedroom unit; Freestanding commercial building is approximately 1,200 square feet
