Two-Family Residential Income
449-451 Hamilton St Southbridge, MA 01550
449-451 Hamilton St, Southbridge, MA, 01550
$399,900
For Sale
$399,900
Spacious two-family with two separate units, each offering three bedrooms and full bathroom accommodations.
Property Size2,606 SF
Price / SF$153.45
Days on Market63
Property Features for 449-451 Hamilton St
General Information
- Standard status
- Active
- Size
- 2,606 SF
- Property subtype
- 2 Family - 2 Units Up/Down
Building Details
- Year Built
- 1926
Listing agency
Real Broker MA, LLC
(508) 414-6222
Listed by
Alyssa Coyle
(508) 414-6222
Source
Lockandkeyre
Added: May 22 Updated: Jul 22 at 10:33AM Checked: Jul 22 at 10:33AM
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 Real Broker MA, LLC
Investment Insights
Based on property information with market context.
This two-family residential income property provides a total of six bedrooms and three full bathrooms across its two units. The first-floor unit includes three bedrooms and two full bathrooms and is described as a layout that is ready for renovation and customization. The second-floor unit includes three bedrooms and one full bathroom, and is described as more recently renovated.
A walk-up attic offers additional storage and potential future expansion tied to the second-floor unit. The asset is positioned as an investor and owner-occupant opportunity in the Southbridge market.
A walk-up attic offers additional storage and potential future expansion tied to the second-floor unit. The asset is positioned as an investor and owner-occupant opportunity in the Southbridge market.
Key Highlights
- Two‑family home built in 1926 with two separate units
- Each unit offers 3 bedrooms and full bathroom accommodations
- Total layout includes 6 bedrooms and 3 full bathrooms across the property
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $51.6k | $19.80 |
| − Vacancy | −$1.3k | −$0.49 |
| EGI | $50.3k | $19.31 |
| − OpEx | −$15.1k | −$5.79 |
| NOI | $35.2k | $13.52 |
2,606 SF · lease $19.80/SF/yr · vacancy 2.47% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$503.2K
$440.3K – $587.1K
NOI $35,227 @ 7.0% cap · market cap 8.81%
Second Best
Apartment 5plus
$438.0K
$383.2K – $511.0K
NOI $30,657 @ 7.0% cap · market cap 7.67%
Theoretical Best
Office A
$889.9K
$778.7K – $1.04M
NOI $62,294 @ 7.0% cap · market cap 15.58%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Spacious two-family with two separate units, each offering three bedrooms and full bathroom accommodations.
Where is this duplex located?
The property is located at 449-451 Hamilton St Southbridge, MA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two‑family home built in 1926 with two separate units; Each unit offers 3 bedrooms and full bathroom accommodations; Total layout includes 6 bedrooms and 3 full bathrooms across the property
