Well-Maintained Two-Family Corner
For Sale
$669,900
55 Rice St, Marlborough, MA 01752
Two-family residence with renovated kitchens and bathrooms, spacious layouts, and ample off-street parking on a corner lot.
Property Size1,980 SF
Price / SF$338.33
Days on Market57
Property Features for 55 Rice St
General Information
Standard status
Active
Size
1,980 SF
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Building Size
1,980 SF
Year Built
1870
Tenancy
Multi
Listing Agency:
Pablo Maia Realty
(508) 875-0102
Listed By:
Rodrigo Azevedo · License #9584202
(508) 320-6053
Source:
Iverty
Added: Jul 11
Changed: Sep 4
Last Checked: Sep 4 at 6:03AM
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 Pablo Maia Realty
Investment Insights
Based on property information with market context.
55 Rice Street offers a well-maintained two-family home with a corner-lot setting and a generous yard, complemented by ample off-street parking. The property has been renovated throughout the years, with both units featuring updated kitchens with modern finishes, renovated bathrooms, and spacious, comfortable layouts.
Each unit includes large bedrooms and flexible floor plans that can support a range of living arrangements. The home is described as conveniently located just minutes from major highways and close to shopping centers, restaurants, schools, parks, and everyday amenities.
Overall, this is a move-in-ready, renovated duplex-style residence designed for comfortable day-to-day living, with strong suitability for owner-occupants, extended families, or rental use based on the provided unit configuration.
Each unit includes large bedrooms and flexible floor plans that can support a range of living arrangements. The home is described as conveniently located just minutes from major highways and close to shopping centers, restaurants, schools, parks, and everyday amenities.
Overall, this is a move-in-ready, renovated duplex-style residence designed for comfortable day-to-day living, with strong suitability for owner-occupants, extended families, or rental use based on the provided unit configuration.
Key Highlights
- Two‑family home built in 1870 with renovated kitchens and updated bathrooms in both units
- Spacious corner lot with a generous yard for outdoor space
- Ample off‑street parking included
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
$41,898
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
6.25%
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%
$837,960
$838.0K
Cap Rate 7%
$598,543
$598.5K
Cap Rate 9%
$465,533
$465.5K
Market Conditions
NOI Build-Up for 1,980 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
$63.0K $31.80/SF
− Vacancy
−$3.1K −$1.57/SF
EGI
$59.9K $30.23/SF
− OpEx
−$18.0K −$9.07/SF
NOI
$41.9K $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%
$837,960
Cap Rate 7%
$598,543
Cap Rate 9%
$465,533
Alternative Uses
Best Use
Multifamily LT 5
$598.5K
$523.7K – $698.3K
NOI $41,898 @ 7.0% cap · market cap 6.25%
Second Best
Apartment 5plus
$562.8K
$492.4K – $656.6K
NOI $39,395 @ 7.0% cap · market cap 5.88%
Theoretical Best
Office A
$1.17M
$1.03M – $1.37M
NOI $82,051 @ 7.0% cap · market cap 12.25%
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
1,333
Businesses Nearby
Explore this area
Business Placement
Demographics for 01752, MA
41,793
Population
17,370
Households
2.4
Avg Household Size
40
Median Age
41%
College-Educated
89%
High-School Grad
20.9 sq mi
ZIP Area
2,000
Density / Sq Mi
$95,047
Median Household Income
$49,012
Median Earnings
$1,721
Median Rent
$485,400
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-family residence with renovated kitchens and bathrooms, spacious layouts, and ample off-street parking on a corner lot.
Where is this duplex located?
The property is located at 55 Rice St Marlborough, MA.
What is the asking price?
The asking price for this property is $669,900.
What are key features of this property?
This property features: Two‑family home built in 1870 with renovated kitchens and updated bathrooms in both units; Spacious corner lot with a generous yard for outdoor space; Ample off‑street parking included
