Three-Unit Residential
For Sale
$799,900
40 Gibbon Street, Marlborough, MA 01752
Well-maintained three-unit home with hardwood floors, new furnaces, a young roof, and a large basement with separate utilities.
Property Size2,566 SF
Price / SF$311.73
Days on Market48
Property Features for 40 Gibbon Street
General Information
Standard status
Active
Size
2,566 SF
Property subtype
3 Family
Additional Details
Highway Access
Yes
Multifamily Units
3
Building Details
Building Size
2,566 SF
Year Built
1900
Listing Agency:
IVerty Realty, LLC
Listed By:
Mela Dieujuste · License #452508574
(413) 786-0584
Source:
Iverty
Added: Jul 28
Changed: Sep 13
Last Checked: Sep 13 at 9:20AM
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 IVerty Realty, LLC
Investment Insights
Based on property information with market context.
This well-maintained three-unit residential building offers spacious, bright interiors with sunfilled living rooms and eat-in kitchens, along with hardwood flooring throughout. Updates include new furnaces and a young roof. A large basement adds additional functionality, including separate utilities, and can support a variety of residential uses.
The property is served by a detached two-car garage and provides ample off-street parking, along with a yard. Built in 1900, the home totals 2,566 square feet.
Convenient access to local shops and the Mass Pike helps support everyday commuting and tenant lifestyle needs.
The property is served by a detached two-car garage and provides ample off-street parking, along with a yard. Built in 1900, the home totals 2,566 square feet.
Convenient access to local shops and the Mass Pike helps support everyday commuting and tenant lifestyle needs.
Key Highlights
- 2,566 SF three‑unit residential building built in 1900
- Hardwood flooring throughout
- New furnaces and a young roof
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
$54,297
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
6.79%
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%
$1,085,940
$1.1M
Cap Rate 7%
$775,671
$775.7K
Cap Rate 9%
$603,300
$603.3K
Market Conditions
NOI Build-Up for 2,566 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
$81.6K $31.80/SF
− Vacancy
−$4.0K −$1.57/SF
EGI
$77.6K $30.23/SF
− OpEx
−$23.3K −$9.07/SF
NOI
$54.3K $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%
$1,085,940
Cap Rate 7%
$775,671
Cap Rate 9%
$603,300
Alternative Uses
Best Use
Multifamily LT 5
$775.7K
$678.7K – $905.0K
NOI $54,297 @ 7.0% cap · market cap 6.79%
Second Best
Apartment 5plus
$729.4K
$638.2K – $850.9K
NOI $51,055 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,334 @ 7.0% cap · market cap 13.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
855
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
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?
Triplex - Well-maintained three-unit home with hardwood floors, new furnaces, a young roof, and a large basement with separate utilities.
Where is this triplex located?
The property is located at 40 Gibbon Street Marlborough, MA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: 2,566 SF three‑unit residential building built in 1900; Hardwood flooring throughout; New furnaces and a young roof
