Well-Maintained Two-Family
For Sale
$525,000
7 Third Avenue, Dudley, MA 01571
Two-family residence features hardwood flooring in both units and off-street parking for convenient access.
Property Size2,432 SF
Price / SF$215.87
Days on Market135
Property Features for 7 Third Avenue
General Information
Standard status
Active
Size
2,432 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
R
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,244
Building Details
Building Size
2,432 SF
Year Built
1945
Stories
2
Listing Agency:
Herion Karbunara
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 24
Changed: Sep 4
Last Checked: Sep 4 at 3:14AM
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 Herion Karbunara
Investment Insights
Based on property information with market context.
This well-maintained two-family home offers a spacious layout across both units. Hardwood flooring runs throughout the interior, adding character throughout the property. Off-street parking is available, supporting day-to-day convenience for residents and guests.
Set in a quiet New England setting, the home provides easy access to local amenities. It is close to Webster and Southbridge for shopping, dining, and essentials, with Webster Lake (Lake Chaubunagungamaug) nearby for boating, fishing, and recreation. The property is also near Nichols College.
Convenient to Route 12 and Route 131, the location offers quick access to Interstate 395 for commuting to Worcester and Norwich, with the Connecticut border and nearby parks, golf courses, and outdoor recreation within reach.
Set in a quiet New England setting, the home provides easy access to local amenities. It is close to Webster and Southbridge for shopping, dining, and essentials, with Webster Lake (Lake Chaubunagungamaug) nearby for boating, fishing, and recreation. The property is also near Nichols College.
Convenient to Route 12 and Route 131, the location offers quick access to Interstate 395 for commuting to Worcester and Norwich, with the Connecticut border and nearby parks, golf courses, and outdoor recreation within reach.
Key Highlights
- Well‑maintained 2‑family home built in 1945 in Dudley
- Hardwood flooring throughout both units
- Spacious two‑family layout suited to owner‑occupants or investors
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
$32,875
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
6.26%
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%
$657,500
$657.5K
Cap Rate 7%
$469,643
$469.6K
Cap Rate 9%
$365,278
$365.3K
Market Conditions
NOI Build-Up for 2,432 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
$48.2K $19.80/SF
− Vacancy
−$1.2K −$0.49/SF
EGI
$47.0K $19.31/SF
− OpEx
−$14.1K −$5.79/SF
NOI
$32.9K $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%
$657,500
Cap Rate 7%
$469,643
Cap Rate 9%
$365,278
Alternative Uses
Best Use
Multifamily LT 5
$469.6K
$410.9K – $547.9K
NOI $32,875 @ 7.0% cap · market cap 6.26%
Second Best
Apartment 5plus
$408.7K
$357.6K – $476.8K
NOI $28,610 @ 7.0% cap · market cap 5.45%
Theoretical Best
Office A
$830.5K
$726.7K – $968.9K
NOI $58,135 @ 7.0% cap · market cap 11.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
369
Businesses Nearby
Explore this area
Business Placement
Demographics for 01571, MA
11,921
Population
4,295
Households
2.8
Avg Household Size
40
Median Age
25%
College-Educated
92%
High-School Grad
20.8 sq mi
ZIP Area
573
Density / Sq Mi
$85,179
Median Household Income
$43,232
Median Earnings
$1,188
Median Rent
$372,400
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-family residence features hardwood flooring in both units and off-street parking for convenient access.
Where is this duplex located?
The property is located at 7 Third Avenue Dudley, MA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Well‑maintained 2‑family home built in 1945 in Dudley; Hardwood flooring throughout both units; Spacious two‑family layout suited to owner‑occupants or investors
