Updated Two-Family
For Sale
$624,900
7 Pemberton, Worcester, MA 01610
Separate heating systems, a full basement, enclosed porch, patio, and backyard add practical amenities.
Property Size3,400 SF
Price / SF$183.79
Days on Market12
Property Features for 7 Pemberton
General Information
Standard status
Active
Size
3,400 SF
Total Parking Spaces
4
Property subtype
Multi-family
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Gross Income
$32,400
Multifamily Units
2
Amenities
enclosed sunroom
enclosed porch
patio
backyard
full basement
Building Details
Year Built
1890
Buildings
1
Listing Agency:
Unique Realty,LLC
Listed By:
Syed Khan
(617) 846-8000
Source:
Highlandre
Added: Aug 20
Changed: Aug 28
Last Checked: Aug 30 at 6:56PM
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 Unique Realty,LLC
Investment Insights
Based on property information with market context.
This Worcester duplex contains approximately 3,400 sq. ft. of living space in two residential units. The first-floor apartment will be vacant at closing and includes 7 rooms, 3 bedrooms, a full bath with laundry, an oversized kitchen, an office-capable bonus room, and an enclosed sunroom facing the backyard. The second-floor apartment has 10 rooms, spacious living and dining areas, a large kitchen, a full bath, and two additional finished attic rooms.
Improvements completed within the last 2 years include remodeled interiors, newer appliances, select replacement windows, LVP flooring, and a tankless combination boiler/water heater. The property also features separate heating systems, 200-amp electrical service, city water and sewer, vinyl siding, a full basement, enclosed porch, patio, backyard, and 4 off-street parking spaces. It is located near public transportation, universities, medical facilities, shopping, parks, and major routes.
Improvements completed within the last 2 years include remodeled interiors, newer appliances, select replacement windows, LVP flooring, and a tankless combination boiler/water heater. The property also features separate heating systems, 200-amp electrical service, city water and sewer, vinyl siding, a full basement, enclosed porch, patio, backyard, and 4 off-street parking spaces. It is located near public transportation, universities, medical facilities, shopping, parks, and major routes.
Key Highlights
- Approximately 3,400 sq. ft. of living space with 4 off‑street parking spaces
- First‑floor unit to be delivered vacant at closing
- Second‑floor unit currently leased
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
$49,930
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
7.99%
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%
$998,600
$998.6K
Cap Rate 7%
$713,286
$713.3K
Cap Rate 9%
$554,778
$554.8K
Market Conditions
NOI Build-Up for 3,400 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
$75.5K $22.20/SF
− Vacancy
−$4.2K −$1.22/SF
EGI
$71.3K $20.98/SF
− OpEx
−$21.4K −$6.29/SF
NOI
$49.9K $14.69/SF
Area
Worcester, MA
Vacancy
5.50%
Lease Rate
$22.20 /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%
$998,600
Cap Rate 7%
$713,286
Cap Rate 9%
$554,778
Alternative Uses
Best Use
Multifamily LT 5
$713.3K
$624.1K – $832.2K
NOI $49,930 @ 7.0% cap · market cap 7.99%
Second Best
Apartment 5plus
$654.8K
$572.9K – $763.9K
NOI $45,834 @ 7.0% cap · market cap 7.33%
Theoretical Best
Office A
$1.13M
$993.0K – $1.32M
NOI $79,439 @ 7.0% cap · market cap 12.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,320
Businesses Nearby
Explore this area
Business Placement
Demographics for 01610, MA
28,717
Population
10,263
Households
2.8
Avg Household Size
28
Median Age
18%
College-Educated
74%
High-School Grad
2.1 sq mi
ZIP Area
13,675
Density / Sq Mi
$43,757
Median Household Income
$22,978
Median Earnings
$1,339
Median Rent
$279,100
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 - Separate heating systems, a full basement, enclosed porch, patio, and backyard add practical amenities.
Where is this duplex located?
The property is located at 7 Pemberton Worcester, MA.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: Approximately 3,400 sq. ft. of living space with 4 off‑street parking spaces; First‑floor unit to be delivered vacant at closing; Second‑floor unit currently leased
