Multifamily Residence with Private
For Sale
$699,000
86 Brimsmead Street, Marlborough, MA 01752
Built in 1900, this home offers six bedrooms, two full baths, and a one-car garage with a private level yard.
Property Size2,131 SF
Price / SF$328.02
Days on Market60
Property Features for 86 Brimsmead Street
General Information
Standard status
Active
Size
2,131 SF
Property subtype
Multi-family
Additional Details
Highway Access
Yes
Multifamily Units
6
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
RE/MAX One Call Realty
(617) 818-8500
Listed By:
Didier Lopez · License #9044896
(774) 280-2745
Source:
Broadboutique
Added: Jun 27
Changed: Aug 25
Last Checked: Aug 25 at 9:51AM
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.
Built in 1900, this 2,131-square-foot multifamily property at 86 Brimsmead St offers flexible living with six bedrooms and two full baths. The first-floor unit features two bedrooms with hardwood floors and washer and dryer hook-ups in the unit. The second and third floors provide additional living space, totaling four more bedrooms. The kitchen is equipped with sleek stainless steel appliances.
Outside, enjoy the privacy of your own level yard. The property also includes a one-car garage for secure parking and additional storage. With a walk score of 76 and a bike score of 55, the home is described as being very close to major highways as well as shopping and restaurants.
This configuration may appeal to an owner-occupant or an investor, with the home designed to support multiple living spaces within one property.
Outside, enjoy the privacy of your own level yard. The property also includes a one-car garage for secure parking and additional storage. With a walk score of 76 and a bike score of 55, the home is described as being very close to major highways as well as shopping and restaurants.
This configuration may appeal to an owner-occupant or an investor, with the home designed to support multiple living spaces within one property.
Key Highlights
- Built in 1900, 86 Brimsmead St is a 2,131 SF multi‑family home with six bedrooms and two full baths
- First‑floor unit features 2 bedrooms, hardwood floors, and washer/dryer hook‑ups in the unit
- Second- and third‑floor space provides additional comfortable living areas with a total of 4 bedrooms across upper levels
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
Property Profile
Current Use
Lease Details
6
Residential units
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Built in 1900, this home offers six bedrooms, two full baths, and a one-car garage with a private level yard.
Where is this duplex located?
The property is located at 86 Brimsmead Street 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: Built in 1900, 86 Brimsmead St is a 2,131 SF multi‑family home with six bedrooms and two full baths; First‑floor unit features 2 bedrooms, hardwood floors, and washer/dryer hook‑ups in the unit; Second- and third‑floor space provides additional comfortable living areas with a total of 4 bedrooms across upper levels
