Two-Family Duplex with Detached
New
For Sale
$484,900
64-66 North Main Street, Webster, MA 01570
Two separate residences include shared laundry, outdoor space, and off-street parking.
Property Size2,778 SF
Lot Size0.43 Acres
Price / SF$174.55
Days on Market5
Property Features for 64-66 North Main Street
General Information
Standard status
Active
Size
2,778 SF
Total Parking Spaces
4
Lot size
0.43 Acres
Property subtype
Multi-family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Amenities
coin-operated laundry
porches
Building Details
Year Built
1880
Buildings
2
Listing Agency:
2 Sisters Realty & Associates
Listed By:
Donna Caissie
(774) 641-3325
Source:
Jbarrettrealty
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 24 at 9:38AM
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 2 Sisters Realty & Associates
Investment Insights
Based on property information with market context.
This two-family property contains 2,778 square feet across two residences, with hardwood floors and built-in features. A detached four-bay garage, coin-operated laundry, and shared outdoor space are part of the property. The building and garage have updated roofs, and the heating systems are described as young. Landlord-owned appliances are provided throughout.
Natural gas steam heat serves the units, with electric water heaters and individual electric metering. The property also includes a landlord meter. Built in 1880, it sits on 0.43 acres and offers off-street parking.
Natural gas steam heat serves the units, with electric water heaters and individual electric metering. The property also includes a landlord meter. Built in 1880, it sits on 0.43 acres and offers off-street parking.
Key Highlights
- Two‑family property with 2,778 square feet
- Detached four‑bay garage
- 0.43‑acre parcel with off‑street parking and shared outdoor space
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
$37,552
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
7.74%
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%
$751,040
$751.0K
Cap Rate 7%
$536,457
$536.5K
Cap Rate 9%
$417,244
$417.2K
Market Conditions
NOI Build-Up for 2,778 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
$55.0K $19.80/SF
− Vacancy
−$1.4K −$0.49/SF
EGI
$53.6K $19.31/SF
− OpEx
−$16.1K −$5.79/SF
NOI
$37.6K $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%
$751,040
Cap Rate 7%
$536,457
Cap Rate 9%
$417,244
Alternative Uses
Best Use
Multifamily LT 5
$536.5K
$469.4K – $625.9K
NOI $37,552 @ 7.0% cap · market cap 7.74%
Second Best
Apartment 5plus
$466.9K
$408.5K – $544.7K
NOI $32,680 @ 7.0% cap · market cap 6.74%
Theoretical Best
Office A
$948.6K
$830.1K – $1.11M
NOI $66,405 @ 7.0% cap · market cap 13.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
548
Businesses Nearby
Explore this area
Business Placement
Demographics for 01570, MA
17,776
Population
8,211
Households
2.2
Avg Household Size
44
Median Age
25%
College-Educated
92%
High-School Grad
12.4 sq mi
ZIP Area
1,434
Density / Sq Mi
$68,934
Median Household Income
$43,595
Median Earnings
$1,135
Median Rent
$339,600
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 separate residences include shared laundry, outdoor space, and off-street parking.
Where is this duplex located?
The property is located at 64-66 North Main Street Webster, MA.
What is the asking price?
The asking price for this property is $484,900.
What are key features of this property?
This property features: Two‑family property with 2,778 square feet; Detached four‑bay garage; 0.43‑acre parcel with off‑street parking and shared outdoor space
