Multifamily Property with Solar
For Sale
$639,900
Pending
56 S Main St, Uxbridge, MA 01569
Updated interiors, separate utilities, accessibility features, and off-street parking support flexible occupancy.
Property Size2,928 SF
Days on Market139
Property Features for 56 S Main St
General Information
Standard status
Pending
Size
2,928 SF
Total Parking Spaces
6
Property subtype
Multi Family Home
Zoning
B
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$5,424
Building Details
Building Size
2,928 SF
Year Built
1910
Stories
2
Units
2
Listing Agency:
Simply Sell Realty
(978) 315-0300
Listed By:
Lisa Berry
(978) 315-0300
Source:
Aucoinryanrealty
Added: Apr 14
Changed: Aug 29
Last Checked: Apr 24 at 6:13AM
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 Simply Sell Realty
Investment Insights
Based on property information with market context.
This 2,928-square-foot multifamily property, built in 1910, combines period character with updated residential improvements. The units include renovated kitchens and bathrooms, refinished hardwood flooring, sizable dining areas, and generous bedrooms. Separate utilities serve each unit, while owned solar panels add an energy-efficiency feature.
Accessibility elements include a ramp leading to an enclosed foyer, an accessible shower/tub, and a staircase configured for potential chair-lift installation. The property also offers off-street parking, town water and sewer, and a deep backyard on a sizable lot. Located at 56 S Main Street in Uxbridge, the property is near shops, schools, and major routes.
Accessibility elements include a ramp leading to an enclosed foyer, an accessible shower/tub, and a staircase configured for potential chair-lift installation. The property also offers off-street parking, town water and sewer, and a deep backyard on a sizable lot. Located at 56 S Main Street in Uxbridge, the property is near shops, schools, and major routes.
Key Highlights
- 2,928 SF multifamily property built in 1910
- Updated kitchens and baths with refinished hardwood floors
- Owned solar panels provide an energy‑efficiency feature
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
$34,445
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
5.38%
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%
$688,900
$688.9K
Cap Rate 7%
$492,071
$492.1K
Cap Rate 9%
$382,722
$382.7K
Market Conditions
NOI Build-Up for 2,928 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
$64.3K $21.96/SF
− Vacancy
−$1.7K −$0.57/SF
EGI
$62.6K $21.39/SF
− OpEx
−$28.2K −$9.63/SF
NOI
$34.4K $11.76/SF
Area
Worcester County, MA
Vacancy
2.60%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
45.00%
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%
$688,900
Cap Rate 7%
$492,071
Cap Rate 9%
$382,722
Alternative Uses
Best Use
Apartment 5plus
$492.1K
$430.6K – $574.1K
NOI $34,445 @ 7.0% cap · market cap 5.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$999.9K
$874.9K – $1.17M
NOI $69,991 @ 7.0% cap · market cap 10.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
308
Businesses Nearby
Explore this area
Business Placement
Demographics for 01569, MA
14,193
Population
5,523
Households
2.6
Avg Household Size
44
Median Age
39%
College-Educated
96%
High-School Grad
29.4 sq mi
ZIP Area
483
Density / Sq Mi
$122,458
Median Household Income
$61,245
Median Earnings
$1,480
Median Rent
$417,900
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?
Multifamily property - Updated interiors, separate utilities, accessibility features, and off-street parking support flexible occupancy.
Where is this multifamily property located?
The property is located at 56 S Main St Uxbridge, MA.
What is the asking price?
The asking price for this property is $639,900.
What are key features of this property?
This property features: 2,928 SF multifamily property built in 1910; Updated kitchens and baths with refinished hardwood floors; Owned solar panels provide an energy‑efficiency feature
