Maintained Two-Family
New
For Sale
$625,000
4 Dorset St, Worcester, MA 01602
Two residential units offer three-bedroom layouts, hardwood floors, sunrooms, and separate pantry laundry hookups.
Property Size2,448 SF
Price / SF$255.31
Days on Market7
Property Features for 4 Dorset St
General Information
Standard status
Active
Size
2,448 SF
Property subtype
2 Family - 2 Units Up/Down
Building Details
Building Size
2,448 SF
Year Built
1930
Listing Agency:
ERA Key Realty Services- Spenc
(508) 885-6336
Listed By:
Lisa Antanavica
(508) 380-3922
Source:
Iverty
Added: Sep 18
Changed: Sep 23
Last Checked: Sep 24 at 9:45AM
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 ERA Key Realty Services- Spenc
Investment Insights
Based on property information with market context.
This two-family duplex, built in 1930, contains 2,448 square feet and offers a three-bedroom layout in each unit. Interior features include hardwood floors, high ceilings, sunrooms, eat-in kitchens, pantries, dishwashers, washer/dryer hookups, built-in dining-room cabinetry, and generous closets. Natural gas heating and water heaters serve the property. A walk-up attic is accessible from the rear entryway.
The exterior includes a detached two-car garage with electricity and a garage door opener, a patio, a spacious yard, and ample off-street parking. The house and garage have newer roofs, while vinyl replacement windows and newer water and sewer lines extending to the street are also in place. Located on a quiet side street in Worcester’s Tatnuck area, the property has sidewalk access and convenient connections to shopping, restaurants, and public transportation.
The exterior includes a detached two-car garage with electricity and a garage door opener, a patio, a spacious yard, and ample off-street parking. The house and garage have newer roofs, while vinyl replacement windows and newer water and sewer lines extending to the street are also in place. Located on a quiet side street in Worcester’s Tatnuck area, the property has sidewalk access and convenient connections to shopping, restaurants, and public transportation.
Key Highlights
- Two‑family duplex with 2,448 square feet
- Each unit includes three bedrooms, a sunroom, hardwood floors, and an eat‑in kitchen
- Detached two‑car garage with electricity and garage door opener
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
$35,950
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
5.75%
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%
$719,000
$719.0K
Cap Rate 7%
$513,571
$513.6K
Cap Rate 9%
$399,444
$399.4K
Market Conditions
NOI Build-Up for 2,448 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
$54.3K $22.20/SF
− Vacancy
−$3.0K −$1.22/SF
EGI
$51.4K $20.98/SF
− OpEx
−$15.4K −$6.29/SF
NOI
$35.9K $14.69/SF
Area
Worcester, MA
Vacancy
5.50%
Lease Rate
$22.20 /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%
$719,000
Cap Rate 7%
$513,571
Cap Rate 9%
$399,444
Alternative Uses
Best Use
Multifamily LT 5
$513.6K
$449.4K – $599.2K
NOI $35,950 @ 7.0% cap · market cap 5.75%
Second Best
Apartment 5plus
$471.4K
$412.5K – $550.0K
NOI $33,000 @ 7.0% cap · market cap 5.28%
Theoretical Best
Office A
$817.1K
$715.0K – $953.3K
NOI $57,196 @ 7.0% cap · market cap 9.15%
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
390
Businesses Nearby
Explore this area
Business Placement
Demographics for 01602, MA
25,382
Population
10,483
Households
2.4
Avg Household Size
39
Median Age
47%
College-Educated
91%
High-School Grad
5.8 sq mi
ZIP Area
4,376
Density / Sq Mi
$94,351
Median Household Income
$47,259
Median Earnings
$1,471
Median Rent
$380,800
Median Home Value
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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?
Duplex - Two residential units offer three-bedroom layouts, hardwood floors, sunrooms, and separate pantry laundry hookups.
Where is this duplex located?
The property is located at 4 Dorset St Worcester, MA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two‑family duplex with 2,448 square feet; Each unit includes three bedrooms, a sunroom, hardwood floors, and an eat‑in kitchen; Detached two‑car garage with electricity and garage door opener
