Three-Unit Residential Income
For Sale
$529,000
80-82 Laurel St, Fitchburg, MA 01420
Well-maintained three-family with gas heat, off-street parking, vinyl siding, and recent roof and window upgrades.
Property Size2,295 SF
Price / SF$230.50
Days on Market113
Property Features for 80-82 Laurel St
General Information
Standard status
Active
Size
2,295 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
NB
Net Operating Income
$41,100
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$5,713
Building Details
Building Size
2,295 SF
Year Built
1926
Stories
3
Tenancy
Multi
Listing Agency:
Vin Cav Realty
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 21
Changed: Sep 8
Last Checked: Sep 10 at 6:52AM
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 Vin Cav Realty
Investment Insights
Based on property information with market context.
This well-maintained three-family residential income property offers a functional layout and includes gas heat and vinyl siding. The building contains one spacious 3-bedroom unit with 1 and 1/2 bathrooms, along with two 1-bedroom apartments. Off-street parking is available, and recent upgrades include the roof and windows.
The property is located on Laurel St in Fitchburg, conveniently near downtown, the commuter rail, shopping, restaurants, and Fitchburg State University.
One unit will be vacant as of June 1, 2026, providing an opportunity to position the property for near-term occupancy updates.
The property is located on Laurel St in Fitchburg, conveniently near downtown, the commuter rail, shopping, restaurants, and Fitchburg State University.
One unit will be vacant as of June 1, 2026, providing an opportunity to position the property for near-term occupancy updates.
Key Highlights
- 1926‑built 3‑family in Fitchburg with gas heat and a functional layout across all units.
- Unit mix includes one 3‑bedroom unit with 1.5 baths plus two 1‑bedroom apartments.
- Recent upgrades include the roof and windows.
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
$31,023
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
5.86%
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%
$620,460
$620.5K
Cap Rate 7%
$443,186
$443.2K
Cap Rate 9%
$344,700
$344.7K
Market Conditions
NOI Build-Up for 2,295 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
$45.4K $19.80/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$44.3K $19.31/SF
− OpEx
−$13.3K −$5.79/SF
NOI
$31.0K $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%
$620,460
Cap Rate 7%
$443,186
Cap Rate 9%
$344,700
Alternative Uses
Best Use
Multifamily LT 5
$443.2K
$387.8K – $517.1K
NOI $31,023 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$385.7K
$337.5K – $450.0K
NOI $26,998 @ 7.0% cap · market cap 5.10%
Theoretical Best
Office A
$783.7K
$685.8K – $914.3K
NOI $54,860 @ 7.0% cap · market cap 10.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
907
Businesses Nearby
Explore this area
Business Placement
Demographics for 01420, MA
41,940
Population
17,998
Households
2.3
Avg Household Size
37
Median Age
24%
College-Educated
87%
High-School Grad
30.1 sq mi
ZIP Area
1,393
Density / Sq Mi
$70,334
Median Household Income
$41,753
Median Earnings
$1,131
Median Rent
$294,600
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?
Triplex - Well-maintained three-family with gas heat, off-street parking, vinyl siding, and recent roof and window upgrades.
Where is this triplex located?
The property is located at 80-82 Laurel St Fitchburg, MA.
What is the asking price?
The asking price for this property is $529,000.
What are key features of this property?
This property features: 1926‑built 3‑family in Fitchburg with gas heat and a functional layout across all units.; Unit mix includes one 3‑bedroom unit with 1.5 baths plus two 1‑bedroom apartments.; Recent upgrades include the roof and windows.
