Duplex with Two-Car
New
For Sale
$799,900
46 Summer, Westborough, MA 01581
Residential Income, Westborough, MA
Property Size2,482 SF
Lot Size0.50 Acres
Price / SF$322.28
Days on Market3
Property Features for 46 Summer
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MF
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 4, Bathroom 2, Bathroom 3, Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 5
Parking
6
Directions
use GPS
Standard status
Active
APN
1734869
Size
2,482 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
10517
Building Details
Year built
1867
Floors in Building
3
Number of units
2
Listing Agency:
REMAX Executive Realty · RE/MAX International
(508) 435-6700
Listed By:
Bill Wright · License #5503
(508) 223-7200
Added: Sep 24
Changed: Sep 25
Last Checked: Sep 26 at 7:06AM
MLS# 73582270
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,482-square-foot duplex, built in 1867, contains two residences on a 0.5-acre parcel zoned MF. The first-floor unit has formal rooms and a sunroom with a walkout bay window, plus a bedroom and full bath on the main level. Its upper floor adds two bedrooms and another full bath. The second-floor residence has two bedrooms, a living room, an eat-in kitchen, and stack laundry; access is available through the foyer or from an exterior fire escape that also serves as a small deck.
A two-car garage is shared between the units, with each residence entitled to use one side. Electric and gas utilities are separately metered, and tenants pay their own bills. The property is on a residential side street within walking distance of downtown Westborough.
A two-car garage is shared between the units, with each residence entitled to use one side. Electric and gas utilities are separately metered, and tenants pay their own bills. The property is on a residential side street within walking distance of downtown Westborough.
Key Highlights
- Two residences with distinct layouts
- 2,482 square feet on a 0.5‑acre parcel
- Built in 1867; zoned MF
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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Open Analytics
Current Use
Lease Details
2
Residential units
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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences offer distinct layouts, and each has use of one side of the garage.
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 with distinct layouts; 2,482 square feet on a 0.5‑acre parcel; Built in 1867; zoned MF
