Two-Unit Multi-Family
For Sale
$485,000
50 Fairlawn Ave, Southbridge, MA 01550
Two-unit duplex features replacement windows, off-street parking for six cars, and an additional side yard on a double lot.
Property Size2,352 SF
Lot Size0.29 Acres
Price / SF$206.21
Days on Market141
Property Features for 50 Fairlawn Ave
General Information
Standard status
Active
Size
2,352 SF
Total Parking Spaces
6
Lot size
0.29 Acres
Property subtype
Multi-Family
Zoning
R2
Occupancy
100%
Additional Details
Business Included
Yes
Road Access
Yes
Amenities
Window Unit(s)
Baseboard
Electric Dryer Hookup
Tile, Vinyl, Laminate, Hardwood
Range, Refrigerator
Storage, Bathroom With Tub, Pantry, Bathroom With Tub & Shower, Living Room, Kitchen, Mudroom, Living RM/Dining RM Combo
Fenced/Enclosed, Fenced
No
Rubber
Public Transportation, Shopping, Park, Medical Facility, Laundromat, House of Worship, Public School
for Electric Range, for Electric Oven, for Electric Dryer
6
Building Details
Building Size
2,352 SF
Year Built
1910
Stories
3
Tenancy
Multi
Listing Agency:
Property Investors & Advisors, LLC
Listed By:
Olotu J. Wariebi · License #9578131
(508) 335-5076
Source:
Reishomesearch
Added: Apr 17
Changed: Aug 24
Last Checked: Aug 19 at 4:13AM
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 Property Investors & Advisors, LLC
Investment Insights
Based on property information with market context.
This two-unit duplex is fully occupied and offered for sale for immediate income. The property is sited on a generous total lot and includes additional yard space on the side of the building. Public records list two bedrooms on each floor, though the property is currently being used as a three-bedroom configuration.
Off-street parking is available for up to six cars. The building is located at the end of a dead-end street with no traffic, and all windows are replacement windows. Heat is included in the rent, supported by the fact that there is only one heating system in the building.
The duplex offers a straightforward income property layout with a kitchen for each unit and outdoor space provided by the side yard and double-lot setting.
Off-street parking is available for up to six cars. The building is located at the end of a dead-end street with no traffic, and all windows are replacement windows. Heat is included in the rent, supported by the fact that there is only one heating system in the building.
The duplex offers a straightforward income property layout with a kitchen for each unit and outdoor space provided by the side yard and double-lot setting.
Key Highlights
- Two‑unit duplex with fully occupied status for instant income
- 12632 SF total lot with an additional side yard and double‑lot setup
- Off‑street parking for 6 cars
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
$31,794
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
6.56%
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%
$635,880
$635.9K
Cap Rate 7%
$454,200
$454.2K
Cap Rate 9%
$353,267
$353.3K
Market Conditions
NOI Build-Up for 2,352 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
$46.6K $19.80/SF
− Vacancy
−$1.2K −$0.49/SF
EGI
$45.4K $19.31/SF
− OpEx
−$13.6K −$5.79/SF
NOI
$31.8K $13.52/SF
Area
Worcester County, MA
Vacancy
2.47%
Lease Rate
$19.80 /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%
$635,880
Cap Rate 7%
$454,200
Cap Rate 9%
$353,267
Alternative Uses
Best Use
Multifamily LT 5
$454.2K
$397.4K – $529.9K
NOI $31,794 @ 7.0% cap · market cap 6.56%
Second Best
Apartment 5plus
$395.3K
$345.9K – $461.2K
NOI $27,669 @ 7.0% cap · market cap 5.70%
Theoretical Best
Office A
$803.2K
$702.8K – $937.0K
NOI $56,222 @ 7.0% cap · market cap 11.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
321
Businesses Nearby
Explore this area
Business Placement
Demographics for 01550, MA
17,740
Population
7,644
Households
2.3
Avg Household Size
39
Median Age
18%
College-Educated
82%
High-School Grad
20.2 sq mi
ZIP Area
878
Density / Sq Mi
$59,397
Median Household Income
$41,365
Median Earnings
$1,157
Median Rent
$267,000
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?
Duplex - Two-unit duplex features replacement windows, off-street parking for six cars, and an additional side yard on a double lot.
Where is this duplex located?
The property is located at 50 Fairlawn Ave Southbridge, MA.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Two‑unit duplex with fully occupied status for instant income; 12632 SF total lot with an additional side yard and double‑lot setup; Off‑street parking for 6 cars
