Two-Family Residential Income
For Sale
$724,000
58 Stevens St, Marlborough, MA 01752
Two-unit property offering a three-bedroom and a four-bedroom layout, each with one full bath, plus off-street parking and storage.
Property Size2,723 SF
Price / SF$265.88
Days on Market51
Property Features for 58 Stevens St
General Information
Standard status
Active
Size
2,723 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
multi
Net Operating Income
$67,200
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,319
Building Details
Building Size
2,723 SF
Year Built
1905
Stories
2
Listing Agency:
Coldwell Banker Realty - Concord
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jul 25
Changed: Sep 12
Last Checked: Sep 13 at 6:00AM
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 Coldwell Banker Realty - Concord
Investment Insights
Based on property information with market context.
This two-family residential income property features two separate units. The first-floor unit includes three bedrooms and one full bath, and the second-floor unit includes four bedrooms and one full bath. Both units are described as providing generous living space with flexible layouts.
The property is situated on a flat lot with ample off-street parking and additional storage. It is located in Marlborough, with proximity to shopping, dining, major routes, and area amenities.
The offering is for sale, and property information is based on available records; buyers and buyer’s agents should perform their own due diligence.
The property is situated on a flat lot with ample off-street parking and additional storage. It is located in Marlborough, with proximity to shopping, dining, major routes, and area amenities.
The offering is for sale, and property information is based on available records; buyers and buyer’s agents should perform their own due diligence.
Key Highlights
- Two‑family property built in 1905 with two separate units
- First‑floor unit: 3 bedrooms and 1 full bath
- Second‑floor unit: 4 bedrooms and 1 full bath
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
$57,620
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
7.96%
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%
$1,152,400
$1.2M
Cap Rate 7%
$823,143
$823.1K
Cap Rate 9%
$640,222
$640.2K
Market Conditions
NOI Build-Up for 2,723 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
$86.6K $31.80/SF
− Vacancy
−$4.3K −$1.57/SF
EGI
$82.3K $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%
$1,152,400
Cap Rate 7%
$823,143
Cap Rate 9%
$640,222
Alternative Uses
Best Use
Multifamily LT 5
$823.1K
$720.3K – $960.3K
NOI $57,620 @ 7.0% cap · market cap 7.96%
Second Best
Apartment 5plus
$774.0K
$677.2K – $903.0K
NOI $54,179 @ 7.0% cap · market cap 7.48%
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $112,840 @ 7.0% cap · market cap 15.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,029
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property offering a three-bedroom and a four-bedroom layout, each with one full bath, plus off-street parking and storage.
Where is this duplex located?
The property is located at 58 Stevens St Marlborough, MA.
What is the asking price?
The asking price for this property is $724,000.
What are key features of this property?
This property features: Two‑family property built in 1905 with two separate units; First‑floor unit: 3 bedrooms and 1 full bath; Second‑floor unit: 4 bedrooms and 1 full bath
