Two-Unit Duplex with
New
For Sale
$799,900
46 Summer, Westborough, MA 01581
Two residences offer distinct layouts, with separate utility responsibilities and use of one garage bay per unit.
Property Size2,482 SF
Price / SF$322.28
Days on Market5
Property Features for 46 Summer
General Information
Standard status
Active
Size
2,482 SF
Total Parking Spaces
2
Property subtype
Multi-family
Units
Multifamily Units
2
Parking per Unit
1
Additional Details
Utilities to Site
Yes
Amenities
stack laundry
deck
Building Details
Year Built
1867
Listing Agency:
REMAX Executive Realty
Listed By:
Margo Otey
(978) 808-8064
Source:
Merryfoxrealty
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 7:36AM
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 REMAX Executive Realty
Investment Insights
Based on property information with market context.
Built in 1867, this 2,482-square-foot duplex contains two residences. The first unit spans the main and second floors, with three bedrooms and two full bathrooms. Its interior includes high ceilings, Victorian-era details, formal rooms, and a sunroom with a walkout bay window. The other unit has two bedrooms, a living room, an eat-in kitchen, and stack laundry; it is accessible from the foyer or an exterior fire escape that also serves as a small deck.
A two-car garage serves the property, with each residence entitled to use one side. Utilities are separated, and tenants pay their own electric and gas bills.
A two-car garage serves the property, with each residence entitled to use one side. Utilities are separated, and tenants pay their own electric and gas bills.
Key Highlights
- Two residences in a 2,482‑square‑foot duplex built in 1867
- First unit spans two floors and includes three bedrooms and two full bathrooms
- Second unit has two bedrooms, a living room, eat‑in kitchen, and stack laundry
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
$33,551
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
4.19%
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%
$671,020
$671.0K
Cap Rate 7%
$479,300
$479.3K
Cap Rate 9%
$372,789
$372.8K
Market Conditions
NOI Build-Up for 2,482 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
$49.1K $19.80/SF
− Vacancy
−$1.2K −$0.49/SF
EGI
$47.9K $19.31/SF
− OpEx
−$14.4K −$5.79/SF
NOI
$33.6K $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 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%
$671,020
Cap Rate 7%
$479,300
Cap Rate 9%
$372,789
Alternative Uses
Best Use
Multifamily LT 5
$479.3K
$419.4K – $559.2K
NOI $33,551 @ 7.0% cap · market cap 4.19%
Second Best
Apartment 5plus
$417.1K
$365.0K – $486.6K
NOI $29,198 @ 7.0% cap · market cap 3.65%
Theoretical Best
Office A
$847.6K
$741.6K – $988.8K
NOI $59,330 @ 7.0% cap · market cap 7.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
893
Businesses Nearby
Explore this area
Business Placement
Demographics for 01581, MA
21,567
Population
8,407
Households
2.6
Avg Household Size
39
Median Age
66%
College-Educated
96%
High-School Grad
20.6 sq mi
ZIP Area
1,047
Density / Sq Mi
$134,474
Median Household Income
$82,045
Median Earnings
$2,038
Median Rent
$637,900
Median Home Value
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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?
Duplex - Two residences offer distinct layouts, with separate utility responsibilities and use of one garage bay per unit.
Where is this duplex located?
The property is located at 46 Summer Westborough, 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: Two residences in a 2,482‑square‑foot duplex built in 1867; First unit spans two floors and includes three bedrooms and two full bathrooms; Second unit has two bedrooms, a living room, eat‑in kitchen, and stack laundry
