Renovated
For Sale
$399,000
47 West St, Southbridge, MA 01550
Three-family property with updated interiors and access to downtown, schools, shopping, parks, and major regional routes.
Property Size2,554 SF
Price / SF$156.23
Days on Market9
Property Features for 47 West St
General Information
Standard status
Active
Size
2,554 SF
Property subtype
Residential Income
Property Condition
Severity
Repairs Needed
Evidence
needs some exterior improvements
Additional Details
Asking Price
$399,000
Highway Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$4,068
Listing Agency:
Cali Realty Group, Inc.
(508) 259-9669
Listed By:
Joseph Cali
(508) 259-7311
Source:
Exprealty
Added: Sep 9
Changed: Sep 15
Last Checked: Sep 17 at 12:18AM
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 Cali Realty Group, Inc.
Investment Insights
Based on property information with market context.
This 2,554-square-foot triplex contains three residential units with renovated interiors. Improvements include new flooring, updated bathrooms, and fresh paint, while exterior work remains to be completed. The property’s three-family configuration supports continued residential income use and may accommodate an owner-occupant arrangement with additional units for tenants.
Located at 47 West St in Southbridge, the property is near downtown, schools, shopping, parks, and area amenities. Regional access is provided by Route 20, I-84, and the Mass Pike, connecting the property with surrounding communities and employment centers.
Located at 47 West St in Southbridge, the property is near downtown, schools, shopping, parks, and area amenities. Regional access is provided by Route 20, I-84, and the Mass Pike, connecting the property with surrounding communities and employment centers.
Key Highlights
- 2,554 SF three‑family property
- Three residential units with renovated interiors
- New flooring, updated bathrooms, and fresh paint
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
$34,524
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
8.65%
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%
$690,480
$690.5K
Cap Rate 7%
$493,200
$493.2K
Cap Rate 9%
$383,600
$383.6K
Market Conditions
NOI Build-Up for 2,554 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
$50.6K $19.80/SF
− Vacancy
−$1.2K −$0.49/SF
EGI
$49.3K $19.31/SF
− OpEx
−$14.8K −$5.79/SF
NOI
$34.5K $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%
$690,480
Cap Rate 7%
$493,200
Cap Rate 9%
$383,600
Alternative Uses
Best Use
Multifamily LT 5
$493.2K
$431.6K – $575.4K
NOI $34,524 @ 7.0% cap · market cap 8.65%
Second Best
Apartment 5plus
$429.2K
$375.6K – $500.8K
NOI $30,045 @ 7.0% cap · market cap 7.53%
Theoretical Best
Office A
$872.2K
$763.1K – $1.02M
NOI $61,051 @ 7.0% cap · market cap 15.30%
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
604
Businesses Nearby
Explore this area
Business Placement
Demographics for 01550, MA
17,740
Population
7,644
Households
2.3
Avg Household Size
39
Median Age
18%
College-Educated
82%
High-School Grad
20.2 sq mi
ZIP Area
878
Density / Sq Mi
$59,397
Median Household Income
$41,365
Median Earnings
$1,157
Median Rent
$267,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Three-family property with updated interiors and access to downtown, schools, shopping, parks, and major regional routes.
Where is this triplex located?
The property is located at 47 West St Southbridge, MA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2,554 SF three‑family property; Three residential units with renovated interiors; New flooring, updated bathrooms, and fresh paint
