Brick Apartment Building with
For Sale
$3,000,000
50 E Main St, Orange, MA 01364
Brick multifamily property with coin-operated laundry, separate electric metering, and paved off-street parking.
Property Size9,896 SF
Price / SF$303.15
Days on Market131
Property Features for 50 E Main St
General Information
Standard status
Active
Size
9,896 SF
Property subtype
Multi-Family
Building Details
Year Built
1900
Listing Agency:
Lock and Key Realty Inc.
Listed By:
Raquel Medina
Source:
Valkyrierealtyllc
Added: Apr 22
Changed: Aug 29
Last Checked: Aug 25 at 5:47AM
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 Lock and Key Realty Inc.
Investment Insights
Based on property information with market context.
This 9,896-square-foot brick apartment building, constructed in 1900, contains 17 units: 2 two-bedroom apartments, 9 one-bedroom apartments, and 6 studios. The fully-electric property has separately metered utilities, with tenants responsible for their own electric service. A coin-operated laundry area, fire alarm control panel, newer roof, and 15 paved off-street parking spaces add practical operating features. One unit is currently vacant, while the remaining tenancies are month-to-month.
The property is located at 50 E Main Street in Orange, Massachusetts, near shops, schools, and commuter routes. Its unit variety and existing residential configuration support continued multifamily use, with the current vacancy and flexible lease terms providing operational considerations for a new owner.
The property is located at 50 E Main Street in Orange, Massachusetts, near shops, schools, and commuter routes. Its unit variety and existing residential configuration support continued multifamily use, with the current vacancy and flexible lease terms providing operational considerations for a new owner.
Key Highlights
- 17‑unit apartment building with 2 two‑bedrooms, 9 one‑bedrooms, and 6 studios
- 9,896 SF brick building constructed in 1900
- Fully electric with separately metered utilities; tenants pay their own electric
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
$131,398
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
4.38%
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%
$2,627,960
$2.6M
Cap Rate 7%
$1,877,114
$1.9M
Cap Rate 9%
$1,459,978
$1.5M
Market Conditions
NOI Build-Up for 9,896 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
$249.4K $25.20/SF
− Vacancy
−$10.5K −$1.06/SF
EGI
$238.9K $24.14/SF
− OpEx
−$107.5K −$10.86/SF
NOI
$131.4K $13.28/SF
Area
Franklin County, MA
Vacancy
4.20%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$2,627,960
Cap Rate 7%
$1,877,114
Cap Rate 9%
$1,459,978
Alternative Uses
Best Use
Apartment 5plus
$1.88M
$1.64M – $2.19M
NOI $131,398 @ 7.0% cap · market cap 4.38%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$4.10M
$3.59M – $4.79M
NOI $287,251 @ 7.0% cap · market cap 9.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
287
Businesses Nearby
Explore this area
Business Placement
Demographics for 01364, MA
7,665
Population
3,435
Households
2.2
Avg Household Size
45
Median Age
16%
College-Educated
90%
High-School Grad
36.0 sq mi
ZIP Area
213
Density / Sq Mi
$54,061
Median Household Income
$37,525
Median Earnings
$745
Median Rent
$226,000
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?
Apartment building - Brick multifamily property with coin-operated laundry, separate electric metering, and paved off-street parking.
Where is this apartment building located?
The property is located at 50 E Main St Orange, MA.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 17‑unit apartment building with 2 two‑bedrooms, 9 one‑bedrooms, and 6 studios; 9,896 SF brick building constructed in 1900; Fully electric with separately metered utilities; tenants pay their own electric
