Updated Triplex with Income
For Sale
$950,000
865 Washington Street, Holliston, MA 01746
Historic three-unit property with renovated interiors, dual driveways, and a walkable downtown setting near everyday amenities.
Property Size3,466 SF
Price / SF$274.09
Days on Market116
Property Features for 865 Washington Street
General Information
Standard status
Active
Size
3,466 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
105
Net Operating Income
$36,300
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$13,677
Building Details
Building Size
3,466 SF
Year Built
1750
Stories
5
Construction
colonial
Listing Agency:
Coldwell Banker Realty - Boston
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 7
Changed: Aug 30
Last Checked: Aug 30 at 7:02AM
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 Coldwell Banker Realty - Boston
Investment Insights
Based on property information with market context.
Built in 1750, this 3,466-square-foot triplex combines a center-entrance colonial main residence with two additional apartments. The principal dwelling includes an updated kitchen with granite counters, stainless steel appliances, wood flooring, and an exposed beam, along with multiple living areas featuring built-ins, pine floors, and working fireplaces. A screened porch and half bath extend the main-level layout, while the upper floors offer spacious bedrooms and flexible office or sleeping space.
Two driveways serve the property. Its downtown Holliston location provides walkable access to schools, shops, cafes, a playground, the library, the Upper Charles Rail Trail, and Lake Winthrop. The property is identified with zoning 105 and includes a total of three residential units.
Two driveways serve the property. Its downtown Holliston location provides walkable access to schools, shops, cafes, a playground, the library, the Upper Charles Rail Trail, and Lake Winthrop. The property is identified with zoning 105 and includes a total of three residential units.
Key Highlights
- 3,466‑square‑foot triplex built in 1750
- Main residence plus 2 apartments
- Updated kitchen with granite counters and stainless appliances
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
$73,342
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
7.72%
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%
$1,466,840
$1.5M
Cap Rate 7%
$1,047,743
$1.0M
Cap Rate 9%
$814,911
$814.9K
Market Conditions
NOI Build-Up for 3,466 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
$110.2K $31.80/SF
− Vacancy
−$5.4K −$1.57/SF
EGI
$104.8K $30.23/SF
− OpEx
−$31.4K −$9.07/SF
NOI
$73.3K $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%
$1,466,840
Cap Rate 7%
$1,047,743
Cap Rate 9%
$814,911
Alternative Uses
Best Use
Multifamily LT 5
$1.05M
$916.8K – $1.22M
NOI $73,342 @ 7.0% cap · market cap 7.72%
Second Best
Apartment 5plus
$985.2K
$862.0K – $1.15M
NOI $68,962 @ 7.0% cap · market cap 7.26%
Theoretical Best
Office A
$2.05M
$1.80M – $2.39M
NOI $143,630 @ 7.0% cap · market cap 15.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
456
Businesses Nearby
Explore this area
Business Placement
Demographics for 01746, MA
14,996
Population
5,774
Households
2.6
Avg Household Size
43
Median Age
66%
College-Educated
96%
High-School Grad
18.7 sq mi
ZIP Area
802
Density / Sq Mi
$154,684
Median Household Income
$75,457
Median Earnings
$1,651
Median Rent
$620,500
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 - Historic three-unit property with renovated interiors, dual driveways, and a walkable downtown setting near everyday amenities.
Where is this triplex located?
The property is located at 865 Washington Street Holliston, MA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 3,466‑square‑foot triplex built in 1750; Main residence plus 2 apartments; Updated kitchen with granite counters and stainless appliances
