Three-Unit Residential Income
For Sale
$450,000
60 Robbins Rd, Winchendon, MA 01475
Three-family property on flat, usable land with a two-story barn, fields, wooded area, and a brook on site.
Property Size3,180 SF
Days on Market48
Property Features for 60 Robbins Rd
General Information
Standard status
Active
Size
3,180 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
R3
Additional Details
Road Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$3,780
Amenities
two-story barn
two large open fields
private wooded area
Robbins Brook
Building Details
Building Size
3,180 SF
Year Built
1870
Stories
3
Units
3
Tenancy
Multi
Listing Agency:
LAER Realty Partners
(978) 534-3100
Listed By:
Brenda Albert · License #125170
(978) 621-3168
Source:
Janicemitchellre
Added: Jul 20
Changed: Sep 4
Last Checked: Aug 14 at 11:24AM
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 LAER Realty Partners
Investment Insights
Based on property information with market context.
This three-family residential income property sits on flat, usable land and includes a two-story barn, two large open fields, a private wooded area, and Robbins Brook flowing through the property. The home was originally built as a single-family residence and is currently configured as a 3-family property. The seller is offering the property “as is.”
The property is located on a scenic country road in Winchendon, Massachusetts, just minutes from the New Hampshire border. Seller will not provide Title V, and buyers are responsible for their own due diligence.
Also noted in the listing remarks, the property is separately referenced alongside MLS #73550549 for a single-family listing; buyers should confirm all details during due diligence.
The property is located on a scenic country road in Winchendon, Massachusetts, just minutes from the New Hampshire border. Seller will not provide Title V, and buyers are responsible for their own due diligence.
Also noted in the listing remarks, the property is separately referenced alongside MLS #73550549 for a single-family listing; buyers should confirm all details during due diligence.
Key Highlights
- 1870‑built 3‑family property set on over 6 acres of flat, usable land
- Includes a large two‑story barn plus two large open fields and a private wooded area
- Robbins Brook flows through the property
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
$37,409
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
8.31%
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%
$748,180
$748.2K
Cap Rate 7%
$534,414
$534.4K
Cap Rate 9%
$415,656
$415.7K
Market Conditions
NOI Build-Up for 3,180 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
$69.8K $21.96/SF
− Vacancy
−$1.8K −$0.57/SF
EGI
$68.0K $21.39/SF
− OpEx
−$30.6K −$9.63/SF
NOI
$37.4K $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%
$748,180
Cap Rate 7%
$534,414
Cap Rate 9%
$415,656
Alternative Uses
Best Use
Multifamily LT 5
$614.1K
$537.3K – $716.4K
NOI $42,986 @ 7.0% cap · market cap 9.55%
Second Best
Apartment 5plus
$534.4K
$467.6K – $623.5K
NOI $37,409 @ 7.0% cap · market cap 8.31%
Theoretical Best
Office A
$1.09M
$950.2K – $1.27M
NOI $76,015 @ 7.0% cap · market cap 16.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 01475, MA
10,304
Population
4,095
Households
2.5
Avg Household Size
42
Median Age
24%
College-Educated
94%
High-School Grad
42.8 sq mi
ZIP Area
241
Density / Sq Mi
$85,638
Median Household Income
$50,352
Median Earnings
$1,245
Median Rent
$294,900
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?
Triplex - Three-family property on flat, usable land with a two-story barn, fields, wooded area, and a brook on site.
Where is this triplex located?
The property is located at 60 Robbins Rd Winchendon, MA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 1870‑built 3‑family property set on over 6 acres of flat, usable land; Includes a large two‑story barn plus two large open fields and a private wooded area; Robbins Brook flows through the property
