Two-Family Residential Income
For Sale
$729,000
49 Felton Street, Hudson, MA 01749
Two separate units with decks and independent utilities, suited for owner-occupants or income-focused buyers near Hudson center.
Property Size2,962 SF
Price / SF$246.12
Days on Market71
Property Features for 49 Felton Street
General Information
Standard status
Active
Size
2,962 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
2
Building Details
Year Built
1890
Listing Agency:
Keller Williams Pinnacle MetroWest
Listed By:
Michelle Gillespie
(978) 922-3683
Source:
Jbarrettrealty
Added: Jun 11
Changed: Aug 19
Last Checked: Aug 19 at 10:04AM
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 Keller Williams Pinnacle MetroWest
Investment Insights
Based on property information with market context.
This two-family property offers separate living configurations across two floors, with hardwood floors throughout both units. The first-floor unit includes a living room, kitchen, full bathroom, and two bedrooms. The second-floor unit features an eat-in kitchen with ample cabinet space, a living room, home office, two bedrooms, a full bathroom, and a family room on the third floor. Both units have decks.
The property is served by two separate gas furnaces, hot water heaters, and electric meters, providing true separation of utilities. It also includes two separate driveways and a detached two-car garage. Lead paint deleading compliance certificates are available. The first-floor unit is scheduled to vacate on July 31st, while the second-floor unit is tenant at will.
For buyers seeking a residential income setup with utility separation, the layout supports flexible occupancy options with a deck-equipped unit on each floor. The presence of separate drives and a detached garage can help simplify day-to-day logistics for tenants or an owner-occupant. Located close to the center of Hudson, the property may offer practical convenience for occupants looking to be near local amenities.
The property is served by two separate gas furnaces, hot water heaters, and electric meters, providing true separation of utilities. It also includes two separate driveways and a detached two-car garage. Lead paint deleading compliance certificates are available. The first-floor unit is scheduled to vacate on July 31st, while the second-floor unit is tenant at will.
For buyers seeking a residential income setup with utility separation, the layout supports flexible occupancy options with a deck-equipped unit on each floor. The presence of separate drives and a detached garage can help simplify day-to-day logistics for tenants or an owner-occupant. Located close to the center of Hudson, the property may offer practical convenience for occupants looking to be near local amenities.
Key Highlights
- Two‑family home built in 1890 with decks for both units
- Separate utilities: 2 gas furnaces, hot water heaters, and electric meters
- First‑floor unit has 2 bedrooms, living room with hardwood floors, kitchen, and full bath; vacating July 31
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
$62,677
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
8.60%
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%
$1,253,540
$1.3M
Cap Rate 7%
$895,386
$895.4K
Cap Rate 9%
$696,411
$696.4K
Market Conditions
NOI Build-Up for 2,962 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
$94.2K $31.80/SF
− Vacancy
−$4.7K −$1.57/SF
EGI
$89.5K $30.23/SF
− OpEx
−$26.9K −$9.07/SF
NOI
$62.7K $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 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%
$1,253,540
Cap Rate 7%
$895,386
Cap Rate 9%
$696,411
Alternative Uses
Best Use
Multifamily LT 5
$895.4K
$783.5K – $1.04M
NOI $62,677 @ 7.0% cap · market cap 8.60%
Second Best
Apartment 5plus
$841.9K
$736.7K – $982.2K
NOI $58,934 @ 7.0% cap · market cap 8.08%
Theoretical Best
Office A
$1.75M
$1.53M – $2.05M
NOI $122,745 @ 7.0% cap · market cap 16.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
789
Businesses Nearby
Explore this area
Business Placement
Demographics for 01749, MA
20,092
Population
8,560
Households
2.3
Avg Household Size
43
Median Age
47%
College-Educated
91%
High-School Grad
11.5 sq mi
ZIP Area
1,747
Density / Sq Mi
$107,202
Median Household Income
$60,908
Median Earnings
$1,416
Median Rent
$480,300
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 separate units with decks and independent utilities, suited for owner-occupants or income-focused buyers near Hudson center.
Where is this duplex located?
The property is located at 49 Felton Street Hudson, MA.
What is the asking price?
The asking price for this property is $729,000.
What are key features of this property?
This property features: Two‑family home built in 1890 with decks for both units; Separate utilities: 2 gas furnaces, hot water heaters, and electric meters; First‑floor unit has 2 bedrooms, living room with hardwood floors, kitchen, and full bath; vacating July 31
