Building Details

Stories 2

Listing Agency: eXp Realty

Listed By: Above and Beyond Team Show Phone

Source: Reishomesearch

Added: Apr 13 Changed: Sep 2 Last Checked: Aug 29 at 3:39PM

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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 eXp Realty

Investment Insights

Based on property information with market context.

This four-family property at 49-53 Fredonian in Shirley, Massachusetts, includes one vacant unit and is designated R3. The property size is listed as 2978, supporting a compact multifamily configuration for an owner-occupant or investor.

The property is positioned near local amenities and commuter routes, with access to the Shirley area’s surrounding services and transportation connections.

Key Highlights

• Four‑family multifamily property
• One vacant unit available for an owner‑occupant
• R3 zoning designation

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$63,016

Cap Rate

9.13%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,260,320 $1.3M

Cap Rate 7%

$900,229 $900.2K

Cap Rate 9%

$700,178 $700.2K

Market Conditions

NOI Build-Up for 2,978 SF

Gross rent

$94.7K $31.80/SF

− Vacancy

−$4.7K −$1.57/SF

EGI

$90.0K $30.23/SF

− OpEx

−$27.0K −$9.07/SF

NOI

$63.0K $21.16/SF

Area

Middlesex County, MA

Vacancy

4.94%

Lease Rate

$31.80 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,260,320

Cap Rate 7%

$900,229

Cap Rate 9%

$700,178

Alternative Uses

Best Use

Multifamily LT 5

$900.2K

$787.7K – $1.05M (±1% cap)

NOI $63,016 @ 7.0% cap · market cap 9.13%

Second Best

Apartment 5plus

$846.5K

$740.7K – $987.5K (±1% cap)

NOI $59,252 @ 7.0% cap · market cap 8.59%

Theoretical Best

Office A

$1.76M

$1.54M – $2.06M (±1% cap)

NOI $123,408 @ 7.0% cap · market cap 17.89%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Current Use

Quadplexes

Suggested Use

Top Pick HVAC Service Real Estate Agency Hair Salon Plumbing Service (Bike/Boat/Book/etc) Store Spa & Massage Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

4

Residential units

Location Intelligence

Trade Area within ½ mile

248

Businesses Nearby

Explore this area Business Placement

Demographics for 01464, MA

7,427

Population

2,512

Households

3

Avg Household Size

43

Median Age

36%

College-Educated

90%

High-School Grad

15.1 sq mi

ZIP Area

492

Density / Sq Mi

$121,875

Median Household Income

$73,721

Median Earnings

$1,189

Median Rent

$412,700

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this quadplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Quadplex - R3-zoned four-family property with one vacant unit suited to an owner-occupant.

Where is this quadplex located?

The property is located at 49-53 Fredonian Shirley, MA.

What is the asking price?

The asking price for this property is $689,999.

What are key features of this property?

This property features: Four‑family multifamily property; One vacant unit available for an owner‑occupant; R3 zoning designation