Duplex with Off-Street
For Sale
$375,000
47 Barclay Street, Worcester, MA 01604
Two-unit property with an unfinished basement and driveway parking near Grafton Street and highway access.
Property Size2,051 SF
Price / SF$182.84
Days on Market176
Property Features for 47 Barclay Street
General Information
Standard status
Active
Size
2,051 SF
Total Parking Spaces
2
Property subtype
Multi-family / 2 Family
Zoning
RG-5
Taxes and HOA fees
Annual Taxes
$4,744
Amenities
City/Town Sewer, Public
No, .00
No
2.0
Unfinished Basement
2
2.00
Other
Building Details
Year Built
1890
Listing Agency:
Lisboa Realty
(508) 449-0400
Listed By:
Nilton Lisboa · License #9065081
(508) 449-0400
Source:
Compass
Added: Mar 9
Changed: Aug 30
Last Checked: Aug 30 at 6:39PM
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 Lisboa Realty
Investment Insights
Based on property information with market context.
This duplex property offers 2,051 square feet across a two-unit configuration, with an unfinished basement providing additional storage or utility space. The building dates to 1890 and is situated on a residential parcel with off-street parking in the driveway along the right side of the house.
Located near Grafton Street, the property also provides convenient access for commuters traveling to nearby highways. RG-5 zoning is listed for the site. The combination of a duplex layout, basement area, driveway parking, and established construction gives buyers a defined residential income property to evaluate in Worcester.
Located near Grafton Street, the property also provides convenient access for commuters traveling to nearby highways. RG-5 zoning is listed for the site. The combination of a duplex layout, basement area, driveway parking, and established construction gives buyers a defined residential income property to evaluate in Worcester.
Key Highlights
- Duplex configuration with 2,051 SF of building area
- Unfinished basement included
- Off‑street parking in the driveway on the right side of the house
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
$30,120
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
8.03%
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%
$602,400
$602.4K
Cap Rate 7%
$430,286
$430.3K
Cap Rate 9%
$334,667
$334.7K
Market Conditions
NOI Build-Up for 2,051 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
$45.5K $22.20/SF
− Vacancy
−$2.5K −$1.22/SF
EGI
$43.0K $20.98/SF
− OpEx
−$12.9K −$6.29/SF
NOI
$30.1K $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%
$602,400
Cap Rate 7%
$430,286
Cap Rate 9%
$334,667
Alternative Uses
Best Use
Multifamily LT 5
$430.3K
$376.5K – $502.0K
NOI $30,120 @ 7.0% cap · market cap 8.03%
Second Best
Apartment 5plus
$395.0K
$345.6K – $460.8K
NOI $27,649 @ 7.0% cap · market cap 7.37%
Theoretical Best
Office A
$684.6K
$599.0K – $798.7K
NOI $47,921 @ 7.0% cap · market cap 12.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,461
Businesses Nearby
Explore this area
Business Placement
Demographics for 01604, MA
41,301
Population
18,166
Households
2.3
Avg Household Size
37
Median Age
31%
College-Educated
86%
High-School Grad
6.6 sq mi
ZIP Area
6,258
Density / Sq Mi
$72,911
Median Household Income
$45,596
Median Earnings
$1,570
Median Rent
$321,900
Median Home Value
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-unit property with an unfinished basement and driveway parking near Grafton Street and highway access.
Where is this duplex located?
The property is located at 47 Barclay Street Worcester, MA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Duplex configuration with 2,051 SF of building area; Unfinished basement included; Off‑street parking in the driveway on the right side of the house
