Two-Unit Residential
For Sale
$729,000
49 Felton Street, Hudson, MA 01749
Residential Income, Hudson, MA
Property Size2,962 SF
Lot Size0.21 Acres
Price / SF$246.12
Days on Market50
Property Features for 49 Felton Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Res
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 1, Bedroom 1
Parking
8
High school
Hudson High School
Directions
Main Street to Felton Street
Standard status
Active
APN
540011
Size
2,962 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6962
Amenities
decks
Building Details
Year built
1890
Floors in Building
3
Number of units
2
Listing Agency:
Keller Williams Pinnacle MetroWest · Keller Williams Realty
(508) 754-3020
Listed By:
Sarah Gustafson
(508) 754-3020
Added: Jul 2
Changed: Aug 19
Last Checked: Aug 20 at 8:06AM
MLS# 73544390
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 two-unit residential duplex at 49 Felton Street in Hudson offers separate living areas with individual decks for both units. The first floor includes a living room with hardwood floors, a kitchen, a full bathroom, and two bedrooms with hardwood floors. The second floor provides an eat-in kitchen with cabinet space, a living room with hardwood floors, a home office, two bedrooms with hardwood floors, a full bathroom, and a family room on the third floor.
The property is set up for independent operations, with two separate gas furnaces, hot water heaters, and electric meters. It also includes lead paint deleading compliance certificates. There are two separate driveways and a 2-car detached garage, and the first floor is vacating on July 31st while the second floor is tenant at will.
Built in 1890 on a 0.21-acre lot, the property is in close proximity to the center of Hudson.
The property is set up for independent operations, with two separate gas furnaces, hot water heaters, and electric meters. It also includes lead paint deleading compliance certificates. There are two separate driveways and a 2-car detached garage, and the first floor is vacating on July 31st while the second floor is tenant at will.
Built in 1890 on a 0.21-acre lot, the property is in close proximity to the center of Hudson.
Key Highlights
- Two separate gas furnaces, hot water heaters, and electric meters
- Hardwood floors throughout both units’ living areas and bedrooms
- Both units have decks
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
Multi-tenant
Tenancy
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-unit duplex in Hudson with separate utilities, decks, and two driveways plus a 2-car detached garage.
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 separate gas furnaces, hot water heaters, and electric meters; Hardwood floors throughout both units’ living areas and bedrooms; Both units have decks
