Listing Agency: Real Broker MA, LLC j***@raveis.com Show Phone

Listed By: The Liberty Group · License #70010221 Show Phone

Source: Exprealty

Added: Jun 10 Changed: Aug 13 Last Checked: Aug 14 at 11:42AM

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Investment Insights

Based on property information with market context.

This 2,736-square-foot duplex includes two three-bedroom residential units. The vacant unit has stainless steel appliances, granite counters, contemporary cabinetry, a formal dining area connected to the living room, a separate laundry room, and abundant natural light. The occupied unit offers an eat-in kitchen, walk-in pantry, living room, laundry closet, and full bath.

A walk-in/walk-out basement provides substantial storage, natural light, and a former storefront layout. The property also includes a flat backyard with a shared fire pit and an open area for outdoor use. The driveway accommodates up to 8 cars. Located at 556 Church St in Whitinsville, the property offers an owner-occupant configuration with one vacant unit and one rented unit.

Key Highlights

• 2,736‑square‑foot duplex with two three‑bedroom units
• Vacant unit includes stainless steel appliances, granite countertops, and modern cabinets
• Occupied unit features an eat‑in kitchen and large walk‑in pantry

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

$36,984

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

7.04%

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%

$739,680 $739.7K

Cap Rate 7%

$528,343 $528.3K

Cap Rate 9%

$410,933 $410.9K

Market Conditions

NOI Build-Up for 2,736 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

$54.2K $19.80/SF

− Vacancy

−$1.3K −$0.49/SF

EGI

$52.8K $19.31/SF

− OpEx

−$15.9K −$5.79/SF

NOI

$37.0K $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%

$739,680

Cap Rate 7%

$528,343

Cap Rate 9%

$410,933

Alternative Uses

Best Use

Multifamily LT 5

$528.3K

$462.3K – $616.4K (±1% cap)

NOI $36,984 @ 7.0% cap · market cap 7.04%

Second Best

Apartment 5plus

$459.8K

$402.3K – $536.4K (±1% cap)

NOI $32,186 @ 7.0% cap · market cap 6.13%

Theoretical Best

Office A

$934.3K

$817.5K – $1.09M (±1% cap)

NOI $65,401 @ 7.0% cap · market cap 12.46%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency Dental Office Building Supply Big Box & Wholesale Store Hair Salon Law Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

391

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - Two residential units feature updated kitchens, separate laundry areas, full baths, and three bedrooms each.

Where is this duplex located?

The property is located at 556 Church St Whitinsville, MA.

What is the asking price?

The asking price for this property is $524,990.

What are key features of this property?

This property features: 2,736‑square‑foot duplex with two three‑bedroom units; Vacant unit includes stainless steel appliances, granite countertops, and modern cabinets; Occupied unit features an eat‑in kitchen and large walk‑in pantry