Duplex with Off-Street
For Sale
$500,000
8 Highland Street, Clinton, MA 01510
Two residences provide two-bedroom layouts, full bathrooms, and flexible living areas in a convenient Clinton setting.
Property Size1,805 SF
Price / SF$277.01
Days on Market143
Property Features for 8 Highland Street
General Information
Standard status
Active
Size
1,805 SF
Total Parking Spaces
3
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
R
Net Operating Income
$24,000
Taxes and HOA fees
Annual Taxes
$5,500
Amenities
No
Tile, Hardwood, Carpet, Stone/Ceramic Tile, Wood
Range, Microwave, Refrigerator, Dishwasher
2.0
Skylight(s)
Full, Concrete Floor, Unfinished Basement
Ceiling Fan(s), Bathroom with Shower Stall, Smart Thermostat, Cathedral/Vaulted Ceilings, Stone/Granite/Solid Counters, Living Room, Kitchen
2
2.00
Frame
Shingle
Corner Lot
Shed(s)
Balcony/Deck, Rain Gutters, Porch, Deck - Wood
Porch, Deck - Wood
Building Details
Year Built
1900
Listing Agency:
Lamacchia Realty, Inc.
(508) 290-0303
Listed By:
Colleen Crowley · License #9054550
(508) 290-0303
Source:
Compass
Added: Apr 10
Changed: Aug 29
Last Checked: Aug 29 at 8:36PM
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 Lamacchia Realty, Inc.
Investment Insights
Based on property information with market context.
This 1,805-square-foot duplex, built in 1900, includes two residential units with two bedrooms and one full bathroom per unit. Each residence offers generous living space, bright interiors, and practical layouts, with hardwood, tile, carpet, and stone or ceramic tile finishes. Kitchens are equipped with ranges, microwaves, refrigerators, and dishwashers. A full unfinished basement provides additional utility space, while a corner lot, off-street parking, porch, wood deck, balcony, and shed support everyday use.
Recent property work includes a roof replacement or update, professional basement wall treatment, an interior perimeter drain with sump pump, gutters, and fascia boards. The property is located at 8 Highland Street in Clinton, with restaurants, shops, parks, and other local amenities nearby. R zoning is also identified for the property.
Recent property work includes a roof replacement or update, professional basement wall treatment, an interior perimeter drain with sump pump, gutters, and fascia boards. The property is located at 8 Highland Street in Clinton, with restaurants, shops, parks, and other local amenities nearby. R zoning is also identified for the property.
Key Highlights
- Two‑family duplex with 2 bedrooms and 1 full bathroom per unit
- 1,805‑square‑foot property built in 1900
- Recent roof work plus gutters and fascia board updates
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
$24,399
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
4.88%
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%
$487,980
$488.0K
Cap Rate 7%
$348,557
$348.6K
Cap Rate 9%
$271,100
$271.1K
Market Conditions
NOI Build-Up for 1,805 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
$35.7K $19.80/SF
− Vacancy
−$883 −$0.49/SF
EGI
$34.9K $19.31/SF
− OpEx
−$10.5K −$5.79/SF
NOI
$24.4K $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%
$487,980
Cap Rate 7%
$348,557
Cap Rate 9%
$271,100
Alternative Uses
Best Use
Multifamily LT 5
$348.6K
$305.0K – $406.7K
NOI $24,399 @ 7.0% cap · market cap 4.88%
Second Best
Apartment 5plus
$303.3K
$265.4K – $353.9K
NOI $21,234 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$616.4K
$539.3K – $719.1K
NOI $43,147 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
328
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 - Two residences provide two-bedroom layouts, full bathrooms, and flexible living areas in a convenient Clinton setting.
Where is this duplex located?
The property is located at 8 Highland Street Clinton, MA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two‑family duplex with 2 bedrooms and 1 full bathroom per unit; 1,805‑square‑foot property built in 1900; Recent roof work plus gutters and fascia board updates
