Well-Maintained Two-Family
For Sale
$799,986
50 Main St, Winthrop, MA 02152
Two spacious 3-bedroom units with separate utilities, off-street parking, and private outdoor space in Winthrop.
Property Size2,560 SF
Price / SF$312.49
Days on Market99
Property Features for 50 Main St
General Information
Standard status
Active
Size
2,560 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Zoning
R
Net Operating Income
$57,600
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,028
Building Details
Building Size
2,560 SF
Year Built
1850
Stories
2
Listing Agency:
REMAX Executive Realty
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 26
Changed: Aug 31
Last Checked: Aug 31 at 12:59PM
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 REMAX Executive Realty
Investment Insights
Based on property information with market context.
This well-maintained two-family duplex offers two separate units, each laid out with three bedrooms, one full bathroom, hardwood floors, and generous living areas. Both units also include a bonus office room, providing flexibility for work-from-home needs or additional living space. Practical in-unit convenience is supported by washer/dryer hookups, and the property is set up with separate utilities to serve occupants with less shared responsibility. Outside, the duplex includes a paved driveway, plenty of off-street parking, and a private outdoor area.
Located on Main Street in Winthrop, the property benefits from proximity to everyday amenities including restaurants, shopping, public transportation, and beaches. It also offers convenient access for commuters heading toward Logan Airport and major highways.
The layout and separate utilities make this duplex a strong fit for owner-occupants seeking rental support, as well as investors looking for a straightforward, two-unit configuration. With two sizable residential units and dedicated infrastructure for each side, it can accommodate multi-generational living arrangements while preserving privacy and functional separation between households.
Located on Main Street in Winthrop, the property benefits from proximity to everyday amenities including restaurants, shopping, public transportation, and beaches. It also offers convenient access for commuters heading toward Logan Airport and major highways.
The layout and separate utilities make this duplex a strong fit for owner-occupants seeking rental support, as well as investors looking for a straightforward, two-unit configuration. With two sizable residential units and dedicated infrastructure for each side, it can accommodate multi-generational living arrangements while preserving privacy and functional separation between households.
Key Highlights
- 2‑family property built in 1850 in Winthrop.
- Two spacious units with 3 bedrooms each and 1 full bathroom.
- Separate utilities plus washer/dryer hookups for added convenience.
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
$48,771
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
6.10%
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%
$975,420
$975.4K
Cap Rate 7%
$696,729
$696.7K
Cap Rate 9%
$541,900
$541.9K
Market Conditions
NOI Build-Up for 2,560 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
$73.7K $28.80/SF
− Vacancy
−$4.1K −$1.58/SF
EGI
$69.7K $27.22/SF
− OpEx
−$20.9K −$8.16/SF
NOI
$48.8K $19.05/SF
Area
Suffolk County, MA
Vacancy
5.50%
Lease Rate
$28.80 /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%
$975,420
Cap Rate 7%
$696,729
Cap Rate 9%
$541,900
Alternative Uses
Best Use
Multifamily LT 5
$696.7K
$609.6K – $812.9K
NOI $48,771 @ 7.0% cap · market cap 6.10%
Second Best
Apartment 5plus
$635.3K
$555.9K – $741.2K
NOI $44,470 @ 7.0% cap · market cap 5.56%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,086 @ 7.0% cap · market cap 13.26%
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
632
Businesses Nearby
Explore this area
Business Placement
Demographics for 02152, MA
19,316
Population
8,467
Households
2.3
Avg Household Size
44
Median Age
43%
College-Educated
95%
High-School Grad
1.7 sq mi
ZIP Area
11,362
Density / Sq Mi
$106,357
Median Household Income
$68,062
Median Earnings
$1,909
Median Rent
$606,900
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 spacious 3-bedroom units with separate utilities, off-street parking, and private outdoor space in Winthrop.
Where is this duplex located?
The property is located at 50 Main St Winthrop, MA.
What is the asking price?
The asking price for this property is $799,986.
What are key features of this property?
This property features: 2‑family property built in 1850 in Winthrop.; Two spacious units with 3 bedrooms each and 1 full bathroom.; Separate utilities plus washer/dryer hookups for added convenience.
