Turn-Key Two-Family
For Sale
$519,999
Pending
65 Pearl Street, Clinton, MA 01510
Well-maintained two-family with separate utilities, independent heating, and recent exterior and interior updates.
Property Size2,853 SF
Days on Market91
Property Features for 65 Pearl Street
General Information
Standard status
Pending
Size
2,853 SF
Property subtype
Multi-family
Lease Term
[]
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Amenities
separate entrances
in-unit laundry
fully fenced yard
solar panels
renovated kitchen
updated bath with radiant heated floors
bonus rooms
Building Details
Year Built
1890
Tenancy
Multi
Listing Agency:
RE/MAX Impact
(508) 717-3070
Listed By:
Thony Monevil
(978) 537-8301
Source:
Foster-healey
Added: May 27
Changed: Aug 23
Last Checked: Aug 23 at 6:18AM
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 RE/MAX Impact
Investment Insights
Based on property information with market context.
This turn-key two-family property is designed with separate entrances and independent systems, including separate gas and electric utilities and heating for each unit. Unit 1 includes high ceilings, an open living and dining area, two bedrooms, one full bath, a renovated kitchen, and in-unit laundry. Unit 2 features a townhouse-style layout with a kitchen, dining room, two bedrooms, and an updated bath with radiant heated floors, plus a third-floor bedroom and two finished bonus rooms. Recent improvements include vinyl replacement windows, updated plumbing, recently replaced main and porch roofs, and a fully fenced yard.
The property is delivered vacant and is sold as-is, with sale subject to the seller securing suitable housing. A solar agreement is included to be assumed by the buyer at closing, and high-efficiency solar panels are referenced as helping offset utility costs. Walk and bike scores are listed as somewhat walkable (53) and somewhat bikeable (27).
The property is delivered vacant and is sold as-is, with sale subject to the seller securing suitable housing. A solar agreement is included to be assumed by the buyer at closing, and high-efficiency solar panels are referenced as helping offset utility costs. Walk and bike scores are listed as somewhat walkable (53) and somewhat bikeable (27).
Key Highlights
- 2‑family property built in 1890 with separate entrances, separate gas/electric utilities, and independent heating systems
- Recent improvements include vinyl replacement windows, updated plumbing, and recently replaced main and porch roofs
- Solar panels installed to help offset utility costs; buyer to assume the solar agreement at closing
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
$38,566
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
7.42%
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%
$771,320
$771.3K
Cap Rate 7%
$550,943
$550.9K
Cap Rate 9%
$428,511
$428.5K
Market Conditions
NOI Build-Up for 2,853 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
$56.5K $19.80/SF
− Vacancy
−$1.4K −$0.49/SF
EGI
$55.1K $19.31/SF
− OpEx
−$16.5K −$5.79/SF
NOI
$38.6K $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%
$771,320
Cap Rate 7%
$550,943
Cap Rate 9%
$428,511
Alternative Uses
Best Use
Multifamily LT 5
$550.9K
$482.1K – $642.8K
NOI $38,566 @ 7.0% cap · market cap 7.42%
Second Best
Apartment 5plus
$479.5K
$419.5K – $559.4K
NOI $33,563 @ 7.0% cap · market cap 6.45%
Theoretical Best
Office A
$974.3K
$852.5K – $1.14M
NOI $68,198 @ 7.0% cap · market cap 13.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
734
Businesses Nearby
Explore this area
Business Placement
Demographics for 01510, MA
15,428
Population
7,017
Households
2.2
Avg Household Size
39
Median Age
35%
College-Educated
91%
High-School Grad
5.7 sq mi
ZIP Area
2,707
Density / Sq Mi
$93,849
Median Household Income
$49,815
Median Earnings
$1,353
Median Rent
$348,000
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 - Well-maintained two-family with separate utilities, independent heating, and recent exterior and interior updates.
Where is this duplex located?
The property is located at 65 Pearl Street Clinton, MA.
What is the asking price?
The asking price for this property is $519,999.
What are key features of this property?
This property features: 2‑family property built in 1890 with separate entrances, separate gas/electric utilities, and independent heating systems; Recent improvements include vinyl replacement windows, updated plumbing, and recently replaced main and porch roofs; Solar panels installed to help offset utility costs; buyer to assume the solar agreement at closing
