Two-Family Income
For Sale
$425,000
8 Second St, Sutton, MA 01590
Fully occupied duplex with off-street parking and in-unit laundry for both tenants.
Property Size1,830 SF
Price / SF$232.24
Days on Market50
Property Features for 8 Second St
General Information
Standard status
Active
Size
1,830 SF
Property subtype
2 Family - 2 Units Side by Side
Building Details
Building Size
1,830 SF
Year Built
1909
Listing Agency:
Byrnes Real Estate Group LLC
(833) 429-7637
Listed By:
Nicholas Redden
(774) 764-8250
Source:
Iverty
Added: Jul 20
Changed: Sep 6
Last Checked: Sep 7 at 7:31AM
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 Byrnes Real Estate Group LLC
Investment Insights
Based on property information with market context.
This two-family (duplex) property is fully occupied and currently generating $3,820 per month in rental income. Both units are occupied by long-term tenants. Additional features include off-street parking for tenants and laundry in each unit.
The property is located in Sutton, with convenient access to major routes and nearby shopping, dining, and local amenities.
For buyers seeking a stabilized residential income asset, the existing tenant occupancy provides immediate rental performance, along with opportunity for future improvement to enhance overall returns.
The property is located in Sutton, with convenient access to major routes and nearby shopping, dining, and local amenities.
For buyers seeking a stabilized residential income asset, the existing tenant occupancy provides immediate rental performance, along with opportunity for future improvement to enhance overall returns.
Key Highlights
- Two‑family property built in 1909 with both units fully occupied by long‑term tenants
- Generates $3,820 per month in rental income
- Off‑street parking available for tenants
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
$24,737
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
5.82%
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%
$494,740
$494.7K
Cap Rate 7%
$353,386
$353.4K
Cap Rate 9%
$274,856
$274.9K
Market Conditions
NOI Build-Up for 1,830 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
$36.2K $19.80/SF
− Vacancy
−$895 −$0.49/SF
EGI
$35.3K $19.31/SF
− OpEx
−$10.6K −$5.79/SF
NOI
$24.7K $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%
$494,740
Cap Rate 7%
$353,386
Cap Rate 9%
$274,856
Alternative Uses
Best Use
Multifamily LT 5
$353.4K
$309.2K – $412.3K
NOI $24,737 @ 7.0% cap · market cap 5.82%
Second Best
Apartment 5plus
$307.5K
$269.1K – $358.8K
NOI $21,528 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$624.9K
$546.8K – $729.1K
NOI $43,744 @ 7.0% cap · market cap 10.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 01590, MA
9,279
Population
3,359
Households
2.8
Avg Household Size
45
Median Age
47%
College-Educated
97%
High-School Grad
32.5 sq mi
ZIP Area
286
Density / Sq Mi
$155,938
Median Household Income
$62,293
Median Earnings
$1,167
Median Rent
$526,400
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 - Fully occupied duplex with off-street parking and in-unit laundry for both tenants.
Where is this duplex located?
The property is located at 8 Second St Sutton, MA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two‑family property built in 1909 with both units fully occupied by long‑term tenants; Generates $3,820 per month in rental income; Off‑street parking available for tenants
