Two-Unit Duplex with Private
New
For Sale
$649,900
49 Sagamore Road, Worcester, MA 01609
Each residence has three bedrooms, laundry hookups, included appliances, and dedicated storage.
Property Size2,868 SF
Price / SF$226.60
Days on Market6
Property Features for 49 Sagamore Road
General Information
Standard status
Active
Size
2,868 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Amenities
laundry hookup
Building Details
Year Built
1920
Buildings
1
Listing Agency:
Mega Realty Services
Listed By:
Soraia Aguiar Campos
(978) 808-8064
Source:
Merryfoxrealty
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 7:52AM
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 Mega Realty Services
Investment Insights
Based on property information with market context.
Built in 1920, this 2,868-square-foot duplex contains two three-bedroom residences, each with a separate entrance. Both apartments feature living and dining areas, open kitchen layouts with granite countertops and updated cabinetry, and appliances that remain with the property. Laundry hookups and storage are provided in each unit.
The first- and second-floor apartments are leased through November 30, 2026. The property is near shopping, grocery stores, restaurants, and major routes in Worcester.
The first- and second-floor apartments are leased through November 30, 2026. The property is near shopping, grocery stores, restaurants, and major routes in Worcester.
Key Highlights
- Two apartments, each with 3 bedrooms and a private entrance
- 2,868 square feet; built in 1920
- Open kitchens with granite countertops and updated cabinetry
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
$42,117
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
6.48%
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%
$842,340
$842.3K
Cap Rate 7%
$601,671
$601.7K
Cap Rate 9%
$467,967
$468.0K
Market Conditions
NOI Build-Up for 2,868 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
$63.7K $22.20/SF
− Vacancy
−$3.5K −$1.22/SF
EGI
$60.2K $20.98/SF
− OpEx
−$18.1K −$6.29/SF
NOI
$42.1K $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%
$842,340
Cap Rate 7%
$601,671
Cap Rate 9%
$467,967
Alternative Uses
Best Use
Multifamily LT 5
$601.7K
$526.5K – $702.0K
NOI $42,117 @ 7.0% cap · market cap 6.48%
Second Best
Apartment 5plus
$552.3K
$483.3K – $644.4K
NOI $38,662 @ 7.0% cap · market cap 5.95%
Theoretical Best
Office A
$957.3K
$837.6K – $1.12M
NOI $67,009 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,448
Businesses Nearby
Explore this area
Business Placement
Demographics for 01609, MA
23,870
Population
9,126
Households
2.6
Avg Household Size
29
Median Age
49%
College-Educated
89%
High-School Grad
3.7 sq mi
ZIP Area
6,451
Density / Sq Mi
$61,411
Median Household Income
$32,399
Median Earnings
$1,212
Median Rent
$422,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence has three bedrooms, laundry hookups, included appliances, and dedicated storage.
Where is this duplex located?
The property is located at 49 Sagamore Road Worcester, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Two apartments, each with 3 bedrooms and a private entrance; 2,868 square feet; built in 1920; Open kitchens with granite countertops and updated cabinetry
