Two-Family Property with Flexible
For Sale
$739,000
80 Delmont Avenue, Worcester, MA 01604
Two residential units offer multiple bonus rooms, eat-in kitchens, and private entrances.
Property Size2,984 SF
Price / SF$247.65
Days on Market168
Property Features for 80 Delmont Avenue
General Information
Standard status
Active
Size
2,984 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
2
Building Details
Year Built
1930
Listing Agency:
REWAP BROKERAGE LLC
Listed By:
Nicholas Baniukiewicz
(617) 875-4950
Source:
Sarkisboston
Added: Mar 17
Changed: Aug 31
Last Checked: Aug 30 at 5:18PM
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 REWAP BROKERAGE LLC
Investment Insights
Based on property information with market context.
This two-family property contains 2,984 square feet and was built in 1930. The first residence includes two bedrooms, a large living room, an additional flex area, and an eat-in kitchen finished with granite countertops and large windows. The second residence occupies two levels, with a living room, eat-in kitchen, full bathroom, bedroom, additional flex rooms, three upper-level bedrooms, and a second full bathroom.
Each unit has its own entrance, while the bonus areas provide adaptable space for office, dining, recreation, or other household needs. The property is located at 80 Delmont Avenue in Worcester, Massachusetts.
Each unit has its own entrance, while the bonus areas provide adaptable space for office, dining, recreation, or other household needs. The property is located at 80 Delmont Avenue in Worcester, Massachusetts.
Key Highlights
- Two‑family property with 2,984 square feet
- First unit includes two bedrooms and an additional bonus area
- Second unit spans two levels with four bedrooms and two full bathrooms
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
$43,821
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
5.93%
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%
$876,420
$876.4K
Cap Rate 7%
$626,014
$626.0K
Cap Rate 9%
$486,900
$486.9K
Market Conditions
NOI Build-Up for 2,984 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
$66.2K $22.20/SF
− Vacancy
−$3.6K −$1.22/SF
EGI
$62.6K $20.98/SF
− OpEx
−$18.8K −$6.29/SF
NOI
$43.8K $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%
$876,420
Cap Rate 7%
$626,014
Cap Rate 9%
$486,900
Alternative Uses
Best Use
Multifamily LT 5
$626.0K
$547.8K – $730.4K
NOI $43,821 @ 7.0% cap · market cap 5.93%
Second Best
Apartment 5plus
$574.7K
$502.8K – $670.4K
NOI $40,226 @ 7.0% cap · market cap 5.44%
Theoretical Best
Office A
$996.0K
$871.5K – $1.16M
NOI $69,720 @ 7.0% cap · market cap 9.43%
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
658
Businesses Nearby
Explore this area
Business Placement
Demographics for 01604, MA
41,301
Population
18,166
Households
2.3
Avg Household Size
37
Median Age
31%
College-Educated
86%
High-School Grad
6.6 sq mi
ZIP Area
6,258
Density / Sq Mi
$72,911
Median Household Income
$45,596
Median Earnings
$1,570
Median Rent
$321,900
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 residential units offer multiple bonus rooms, eat-in kitchens, and private entrances.
Where is this duplex located?
The property is located at 80 Delmont Avenue Worcester, MA.
What is the asking price?
The asking price for this property is $739,000.
What are key features of this property?
This property features: Two‑family property with 2,984 square feet; First unit includes two bedrooms and an additional bonus area; Second unit spans two levels with four bedrooms and two full bathrooms
