Side-by-Side Duplex with
For Sale
$1,000,000
Pending
54 Winter Street, Woburn, MA 01801
Side-by-side duplex with two units, each offering 3 bedrooms and 1.5 baths over two levels.
Property Size2,720 SF
Days on Market148
Property Features for 54 Winter Street
General Information
Standard status
Pending
Size
2,720 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
R-1
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Building Size
2,720 SF
Year Built
1960
Year Renovated
2024
Stories
4
Tenancy
Multi
Listing Agency:
Keller Williams Realty Boston Northwest
Listed By:
Santana Team · License #PersonLicenseNumber
(617) 858-5475
Source:
Cjbarrett
Added: Apr 14
Changed: Sep 8
Last Checked: May 28 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 Keller Williams Realty Boston Northwest
Investment Insights
Based on property information with market context.
This side-by-side duplex features two units, each laid out with 3 bedrooms and 1.5 baths over two levels. Both units include vaulted ceilings in the bedrooms, wood-burning fireplaces, and decks off the living room and primary bedroom, with access to a large backyard.
The property is located in North Woburn with easy access to Interstates 93 and 95, supporting commuting. The surrounding area offers nearby shopping, dining, and recreational options, along with proximity to Mill Pond Reservoir.
Unit 54 has been renovated in 2024 and is described as move-in ready, while the overall property is presented as well maintained for both owner-occupants and investors.
The property is located in North Woburn with easy access to Interstates 93 and 95, supporting commuting. The surrounding area offers nearby shopping, dining, and recreational options, along with proximity to Mill Pond Reservoir.
Unit 54 has been renovated in 2024 and is described as move-in ready, while the overall property is presented as well maintained for both owner-occupants and investors.
Key Highlights
- 1960 side‑by‑side duplex in North Woburn with two units, each offering 3 bedrooms and 1.5 baths over 2 levels
- Owner’s unit renovated in 2024 and reported as completely move‑in ready
- Each unit features vaulted ceilings in the bedrooms and wood‑burning fireplaces
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
$57,556
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
5.76%
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%
$1,151,120
$1.2M
Cap Rate 7%
$822,229
$822.2K
Cap Rate 9%
$639,511
$639.5K
Market Conditions
NOI Build-Up for 2,720 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
$86.5K $31.80/SF
− Vacancy
−$4.3K −$1.57/SF
EGI
$82.2K $30.23/SF
− OpEx
−$24.7K −$9.07/SF
NOI
$57.6K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$1,151,120
Cap Rate 7%
$822,229
Cap Rate 9%
$639,511
Alternative Uses
Best Use
Multifamily LT 5
$822.2K
$719.5K – $959.3K
NOI $57,556 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$773.1K
$676.5K – $902.0K
NOI $54,119 @ 7.0% cap · market cap 5.41%
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $112,716 @ 7.0% cap · market cap 11.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
188
Businesses Nearby
Explore this area
Business Placement
Demographics for 01801, MA
40,891
Population
16,982
Households
2.4
Avg Household Size
41
Median Age
47%
College-Educated
94%
High-School Grad
12.7 sq mi
ZIP Area
3,220
Density / Sq Mi
$107,754
Median Household Income
$60,637
Median Earnings
$2,190
Median Rent
$641,800
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 - Side-by-side duplex with two units, each offering 3 bedrooms and 1.5 baths over two levels.
Where is this duplex located?
The property is located at 54 Winter Street Woburn, MA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 1960 side‑by‑side duplex in North Woburn with two units, each offering 3 bedrooms and 1.5 baths over 2 levels; Owner’s unit renovated in 2024 and reported as completely move‑in ready; Each unit features vaulted ceilings in the bedrooms and wood‑burning fireplaces
