Oversized Side-by-Side
For Sale
$855,000
77-79 Congress Street, Milford, MA 01757
Two separately configured residences offer flexible living arrangements, private kitchens, and dedicated living and dining areas.
Property Size3,412 SF
Price / SF$250.59
Days on Market147
Property Features for 77-79 Congress Street
General Information
Standard status
Active
Size
3,412 SF
Total Parking Spaces
10
Property subtype
Multi-family / Duplex
Zoning
RA
Net Operating Income
$37,200
Units
Unit Mix
2 x 4BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,160
Amenities
central air
No
Wood, Tile, Vinyl
Range, Dishwasher, Disposal, Microwave, Refrigerator, Oven
4.0
Washer & Dryer Hookup, Electric Dryer Hookup, Washer Hookup
Full, Walk Out, Interior Access, Bulkhead, Sump Pump, Concrete Floor, Unfinished Basement
Living Room, Dining Room, Kitchen, Mudroom, Office/Den
4
4.00
Fenced
Frame
Shingle, Rubber
Cleared, Level
Fenced Yard, Porch, Patio
Porch, Patio
Building Details
Year Built
1920
Buildings
1
Listing Agency:
eXp Realty
(888) 854-7493
Listed By:
Danielle Santos · License #9566596
(888) 854-7493
Source:
Compass
Added: Apr 7
Changed: Aug 30
Last Checked: Aug 30 at 5:38PM
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 eXp Realty
Investment Insights
Based on property information with market context.
Built in 1920, this 3,412-square-foot side-by-side duplex includes two four-bedroom, two-bathroom residences. Each side has a kitchen with breakfast area, a dining room, separate living room, mudroom, and office or den. Wood, tile, and vinyl flooring are used throughout, and both units are served by a new central air system.
The property also includes a fully insulated two-car garage with unfinished space above, plus a basement with walk-out access, interior entry, bulkhead, sump pump, and concrete floor. Exterior features include a fenced yard, porch, and patio. Located at 77-79 Congress Street in Milford, the property is zoned RA.
The property also includes a fully insulated two-car garage with unfinished space above, plus a basement with walk-out access, interior entry, bulkhead, sump pump, and concrete floor. Exterior features include a fenced yard, porch, and patio. Located at 77-79 Congress Street in Milford, the property is zoned RA.
Key Highlights
- Two side‑by‑side units, each with 4 bedrooms and 2 full bathrooms
- 3,412 SF duplex built in 1920
- New central air system serving both units
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
$46,122
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
5.39%
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%
$922,440
$922.4K
Cap Rate 7%
$658,886
$658.9K
Cap Rate 9%
$512,467
$512.5K
Market Conditions
NOI Build-Up for 3,412 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
$67.6K $19.80/SF
− Vacancy
−$1.7K −$0.49/SF
EGI
$65.9K $19.31/SF
− OpEx
−$19.8K −$5.79/SF
NOI
$46.1K $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%
$922,440
Cap Rate 7%
$658,886
Cap Rate 9%
$512,467
Alternative Uses
Best Use
Multifamily LT 5
$658.9K
$576.5K – $768.7K
NOI $46,122 @ 7.0% cap · market cap 5.39%
Second Best
Apartment 5plus
$573.4K
$501.7K – $669.0K
NOI $40,139 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,560 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,022
Businesses Nearby
Explore this area
Business Placement
Demographics for 01757, MA
30,479
Population
11,833
Households
2.6
Avg Household Size
40
Median Age
34%
College-Educated
87%
High-School Grad
15.1 sq mi
ZIP Area
2,018
Density / Sq Mi
$92,951
Median Household Income
$47,975
Median Earnings
$1,702
Median Rent
$444,100
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 - Two separately configured residences offer flexible living arrangements, private kitchens, and dedicated living and dining areas.
Where is this duplex located?
The property is located at 77-79 Congress Street Milford, MA.
What is the asking price?
The asking price for this property is $855,000.
What are key features of this property?
This property features: Two side‑by‑side units, each with 4 bedrooms and 2 full bathrooms; 3,412 SF duplex built in 1920; New central air system serving both units
