Two-Unit Multifamily
New
For Sale
$699,000
86 Brimsmead St, Marlborough, MA 01752
Three-level layout includes hardwood flooring, laundry hookups, stainless steel appliances, and a private level yard.
Property Size2,131 SF
Price / SF$328.02
Days on Market7
Property Features for 86 Brimsmead St
General Information
Standard status
Active
Size
2,131 SF
Total Parking Spaces
7
Property subtype
Multi Family Home
Zoning
RES
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$7,461
Building Details
Building Size
2,131 SF
Year Built
1900
Buildings
1
Stories
3
Units
2
Tenancy
Multi
Listing Agency:
RE/MAX One Call Realty
(617) 818-8500
Listed By:
Didier Lopez · License #9044896
(617) 818-8500
Source:
Housatonicrealestate
Added: Aug 2
Changed: Aug 3
Last Checked: Aug 8 at 12:07PM
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 RE/MAX One Call Realty
Investment Insights
Based on property information with market context.
This two-unit multifamily property at 86 Brimsmead St includes 2,131 square feet, six bedrooms, and two full bathrooms. The first-floor unit has two bedrooms, hardwood floors, stainless steel appliances, and washer and dryer hookups. The second and third floors contain the remaining four bedrooms, providing additional residential space across the upper levels. Built in 1900, the property also features a one-car garage for parking or storage and a level yard for outdoor use. RES zoning supports its residential configuration. The property is located in Marlborough, with shopping, restaurants, and major highways described as nearby.
Key Highlights
- 2,131‑square‑foot multifamily property with six bedrooms and two full bathrooms
- First‑floor two‑bedroom unit with hardwood flooring and stainless steel appliances
- Second- and third‑floor living space includes four additional bedrooms
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
$45,093
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
6.45%
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%
$901,860
$901.9K
Cap Rate 7%
$644,186
$644.2K
Cap Rate 9%
$501,033
$501.0K
Market Conditions
NOI Build-Up for 2,131 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
$67.8K $31.80/SF
− Vacancy
−$3.3K −$1.57/SF
EGI
$64.4K $30.23/SF
− OpEx
−$19.3K −$9.07/SF
NOI
$45.1K $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%
$901,860
Cap Rate 7%
$644,186
Cap Rate 9%
$501,033
Alternative Uses
Best Use
Multifamily LT 5
$644.2K
$563.7K – $751.6K
NOI $45,093 @ 7.0% cap · market cap 6.45%
Second Best
Apartment 5plus
$605.7K
$530.0K – $706.7K
NOI $42,400 @ 7.0% cap · market cap 6.07%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,308 @ 7.0% cap · market cap 12.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,325
Businesses Nearby
Explore this area
Business Placement
Demographics for 01752, MA
41,793
Population
17,370
Households
2.4
Avg Household Size
40
Median Age
41%
College-Educated
89%
High-School Grad
20.9 sq mi
ZIP Area
2,000
Density / Sq Mi
$95,047
Median Household Income
$49,012
Median Earnings
$1,721
Median Rent
$485,400
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 - Three-level layout includes hardwood flooring, laundry hookups, stainless steel appliances, and a private level yard.
Where is this duplex located?
The property is located at 86 Brimsmead St Marlborough, MA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 2,131‑square‑foot multifamily property with six bedrooms and two full bathrooms; First‑floor two‑bedroom unit with hardwood flooring and stainless steel appliances; Second- and third‑floor living space includes four additional bedrooms
