Triplex with Dedicated
For Sale
$1,558,000
81-83 South Road, Bedford, MA 01730
Central air, gas heating, and refreshed kitchens and baths support a flexible three-unit residential layout.
Property Size3,727 SF
Price / SF$418.03
Days on Market132
Property Features for 81-83 South Road
General Information
Standard status
Active
Size
3,727 SF
Property subtype
Multi-family
Units
Unit Mix
1 x 3BR/2.5BA, 2 x 2BR/2BA
Multifamily Units
3
Amenities
central air conditioning
Building Details
Year Built
1861
Listing Agency:
Compass
(781) 275-2156
Listed By:
Team Suzanne and Company
Source:
Highlandre
Added: Apr 21
Changed: Aug 30
Last Checked: Aug 30 at 12:01AM
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 Compass
Investment Insights
Based on property information with market context.
This 3727-square-foot triplex contains three residences with distinct layouts. The main-level unit provides three bedrooms and 2.5 baths on one floor, while the two upper-level apartments each include two bedrooms and two baths. Central air conditioning, gas-fired heating, updated kitchens, and updated bathrooms are provided across the property. Each residence has an assigned garage space, adding dedicated parking and storage to the configuration.
The property is located at 81-83 South Road in Bedford, Massachusetts, near the town center and the Minuteman Bikeway. Shopping, dining, and outdoor recreation are identified in the immediate surrounding area, providing convenient access to everyday amenities and a regional recreational route.
The property is located at 81-83 South Road in Bedford, Massachusetts, near the town center and the Minuteman Bikeway. Shopping, dining, and outdoor recreation are identified in the immediate surrounding area, providing convenient access to everyday amenities and a regional recreational route.
Key Highlights
- Three‑unit triplex totaling 3727 square feet
- Unit mix includes one 3‑bed/2.5‑bath residence and two 2‑bed/2‑bath residences
- Each unit includes its own dedicated garage space
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
$78,865
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
5.06%
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%
$1,577,300
$1.6M
Cap Rate 7%
$1,126,643
$1.1M
Cap Rate 9%
$876,278
$876.3K
Market Conditions
NOI Build-Up for 3,727 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
$118.5K $31.80/SF
− Vacancy
−$5.9K −$1.57/SF
EGI
$112.7K $30.23/SF
− OpEx
−$33.8K −$9.07/SF
NOI
$78.9K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$1,577,300
Cap Rate 7%
$1,126,643
Cap Rate 9%
$876,278
Alternative Uses
Best Use
Multifamily LT 5
$1.13M
$985.8K – $1.31M
NOI $78,865 @ 7.0% cap · market cap 5.06%
Second Best
Apartment 5plus
$1.06M
$926.9K – $1.24M
NOI $74,155 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$2.21M
$1.93M – $2.57M
NOI $154,446 @ 7.0% cap · market cap 9.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
668
Businesses Nearby
Explore this area
Business Placement
Demographics for 01730, MA
14,566
Population
5,970
Households
2.4
Avg Household Size
45
Median Age
69%
College-Educated
96%
High-School Grad
12.4 sq mi
ZIP Area
1,175
Density / Sq Mi
$158,286
Median Household Income
$88,504
Median Earnings
$2,430
Median Rent
$878,200
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 - Central air, gas heating, and refreshed kitchens and baths support a flexible three-unit residential layout.
Where is this triplex located?
The property is located at 81-83 South Road Bedford, MA.
What is the asking price?
The asking price for this property is $1,558,000.
What are key features of this property?
This property features: Three‑unit triplex totaling 3727 square feet; Unit mix includes one 3‑bed/2.5‑bath residence and two 2‑bed/2‑bath residences; Each unit includes its own dedicated garage space
