Triplex with Private
For Sale
$860,000
82 Fox Street, Worcester, MA 01604
Three-unit property with hardwood finishes, updated windows, and resident parking.
Property Size4,740 SF
Price / SF$181.43
Days on Market392
Property Features for 82 Fox Street
General Information
Standard status
Active
Size
4,740 SF
Total Parking Spaces
5
Property subtype
Multi-family / 3 Family
Zoning
RG-5
Taxes and HOA fees
Annual Taxes
$9,358
Amenities
private laundry
No
Hardwood
Range, Refrigerator, Washer, Dryer
3.0
Insulated Windows
Electric Dryer Hookup, Washer Hookup
Full, Interior Access, Concrete Floor, Unfinished Basement
Living Room, Kitchen
3
3.00
Frame
Shingle
Porch - Enclosed
Enclosed
Building Details
Year Built
1900
Listing Agency:
Mega Realty Services
(508) 665-4004
Listed By:
Cristina Novas · License #9553771
(508) 665-4004
Source:
Compass
Added: Aug 4, 2025
Changed: Aug 30
Last Checked: Aug 30 at 1:24AM
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 Mega Realty Services
Investment Insights
Based on property information with market context.
This three-unit property contains 4,740 square feet and was built in 1900. The units feature spacious rooms, high ceilings, hardwood floors, tile finishes, and individual laundry areas with washer and dryer hookups. Insulated windows add a newer building component, while the property also includes an enclosed porch and an unfinished basement with interior access and a concrete floor.
Located at 82 Fox Street in Worcester, the property is zoned RG-5 and includes on-site parking. Prior permission was granted for a fourth unit in the basement, subject to compliance with applicable building codes. The existing configuration offers three residential units with separate living and kitchen areas.
Located at 82 Fox Street in Worcester, the property is zoned RG-5 and includes on-site parking. Prior permission was granted for a fourth unit in the basement, subject to compliance with applicable building codes. The existing configuration offers three residential units with separate living and kitchen areas.
Key Highlights
- Three‑unit property with 4,740 SF of building area
- RG‑5 zoning in Worcester, MA
- Private laundry space provided for each unit
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
$69,608
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
8.09%
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%
$1,392,160
$1.4M
Cap Rate 7%
$994,400
$994.4K
Cap Rate 9%
$773,422
$773.4K
Market Conditions
NOI Build-Up for 4,740 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
$105.2K $22.20/SF
− Vacancy
−$5.8K −$1.22/SF
EGI
$99.4K $20.98/SF
− OpEx
−$29.8K −$6.29/SF
NOI
$69.6K $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%
$1,392,160
Cap Rate 7%
$994,400
Cap Rate 9%
$773,422
Alternative Uses
Best Use
Multifamily LT 5
$994.4K
$870.1K – $1.16M
NOI $69,608 @ 7.0% cap · market cap 8.09%
Second Best
Apartment 5plus
$912.8K
$798.7K – $1.06M
NOI $63,898 @ 7.0% cap · market cap 7.43%
Theoretical Best
Office A
$1.58M
$1.38M – $1.85M
NOI $110,748 @ 7.0% cap · market cap 12.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,698
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Three-unit property with hardwood finishes, updated windows, and resident parking.
Where is this triplex located?
The property is located at 82 Fox Street Worcester, MA.
What is the asking price?
The asking price for this property is $860,000.
What are key features of this property?
This property features: Three‑unit property with 4,740 SF of building area; RG‑5 zoning in Worcester, MA; Private laundry space provided for each unit
