Two-Unit Home With
New
For Sale
$265,000
54 Franklin Street, Athol, MA 01331
Two residential units with renovation needs, a garage, and a partially fenced yard.
Property Size1,732 SF
Price / SF$153
Days on Market5
Property Features for 54 Franklin Street
General Information
Standard status
Active
Size
1,732 SF
Total Parking Spaces
2
Property subtype
Multi-family
Property Condition
Severity
Repairs Needed
Evidence
prime candidates for full kitchen & bath renovations
Additional Details
Road Access
Yes
Multifamily Units
2
Amenities
partially fenced in yard
Building Details
Year Built
1917
Listing Agency:
Real Broker MA,LLC
Listed By:
Hometown Team
(978) 652-3092
Source:
Cbcommunityrealtors
Added: Aug 30
Changed: Sep 1
Last Checked: Sep 2 at 7:43PM
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 Real Broker MA,LLC
Investment Insights
Based on property information with market context.
This 1,732-square-foot duplex was built in 1917 and includes two residential units. Both kitchens and bathrooms are positioned for renovation, giving the next owner the opportunity to rework the interiors. The property is being sold as-is and includes a Buderus boiler, a hot water tank that is 15 years old, and an oil tank that is 3 years old.
A 2-car garage provides covered parking or storage, while the partially fenced yard adds usable outdoor space. The home sits on a quiet dead-end street in Athol, Massachusetts, with area amenities nearby. The main roof is 6 years old, and the garage roof is 10 years old.
A 2-car garage provides covered parking or storage, while the partially fenced yard adds usable outdoor space. The home sits on a quiet dead-end street in Athol, Massachusetts, with area amenities nearby. The main roof is 6 years old, and the garage roof is 10 years old.
Key Highlights
- Two residential units within a 1,732‑square‑foot duplex
- Both kitchens and bathrooms are candidates for renovation
- 2‑car garage with parking or storage potential
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
$23,413
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
8.84%
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%
$468,260
$468.3K
Cap Rate 7%
$334,471
$334.5K
Cap Rate 9%
$260,144
$260.1K
Market Conditions
NOI Build-Up for 1,732 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
$34.3K $19.80/SF
− Vacancy
−$847 −$0.49/SF
EGI
$33.4K $19.31/SF
− OpEx
−$10.0K −$5.79/SF
NOI
$23.4K $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%
$468,260
Cap Rate 7%
$334,471
Cap Rate 9%
$260,144
Alternative Uses
Best Use
Multifamily LT 5
$334.5K
$292.7K – $390.2K
NOI $23,413 @ 7.0% cap · market cap 8.84%
Second Best
Apartment 5plus
$291.1K
$254.7K – $339.6K
NOI $20,375 @ 7.0% cap · market cap 7.69%
Theoretical Best
Office A
$591.5K
$517.5K – $690.0K
NOI $41,402 @ 7.0% cap · market cap 15.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Explore this area
Business Placement
Demographics for 01331, MA
13,656
Population
6,050
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
89%
High-School Grad
54.2 sq mi
ZIP Area
252
Density / Sq Mi
$68,345
Median Household Income
$42,132
Median Earnings
$1,041
Median Rent
$257,300
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 residential units with renovation needs, a garage, and a partially fenced yard.
Where is this duplex located?
The property is located at 54 Franklin Street Athol, MA.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Two residential units within a 1,732‑square‑foot duplex; Both kitchens and bathrooms are candidates for renovation; 2‑car garage with parking or storage potential
