Two-Family Residential Income
90 Glenview Street Upton, MA 01568
For Sale
$675,000
Updated two-family duplex with separate rear entrance, five bedrooms total, and a horseshoe driveway for parking.
Property Size2,534 SF
Price / SF$266.38
Days on Market64
Property Features for 90 Glenview Street
General Information
Standard status
Active
Size
2,534 SF
Property subtype
Multi-family
Building Details
Year Built
1910
Listing Agency:
ERA Key Realty Services
Listed By:
Laura Hebb
(603) 548-5315
Source:
Burkelordrealestate
Added: May 28
Changed: Jul 26
Last Checked: Jul 29 at 5:00PM
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 ERA Key Realty Services
Investment Insights
Based on property information with market context.
This two-family duplex features two separate units with updated major systems completed within the last two years, including an oil-fired boiler and oil-fired hot water tank, a new well pump and piping, and updated electrical. The first-floor unit offers a large foyer, generously sized living room with hardwood floors and fireplace, an oversize eat-in kitchen, laundry, a full bath, and three bedrooms. The second-floor unit is accessed by a totally separate entrance to the rear and includes an eat-in kitchen with pantry, a full bath, living room, and two bedrooms.
The property sits on a lot of just under an acre with a horseshoe driveway that provides significant parking. There is a garage under, and the exterior of the fireplace has been repointed. Engineering is underway for a new 4-bed septic system.
The home is described as move-in ready, though it could use some cosmetics. With a configuration suited to rental income or owner-occupancy with rental help, this is a practical option for buyers seeking a well-maintained multifamily with documented recent updates.
The property sits on a lot of just under an acre with a horseshoe driveway that provides significant parking. There is a garage under, and the exterior of the fireplace has been repointed. Engineering is underway for a new 4-bed septic system.
The home is described as move-in ready, though it could use some cosmetics. With a configuration suited to rental income or owner-occupancy with rental help, this is a practical option for buyers seeking a well-maintained multifamily with documented recent updates.
Key Highlights
- Two‑family home built in 1910 with a separate rear entrance for the second‑floor unit
- Major systems updated within the last 2 years: oil‑fired boiler, oil‑fired hot water tank, updated electrical, and new well pump & piping
- First‑floor unit features a large foyer, living room with hardwoods and fireplace, oversize eat‑in kitchen, laundry, full bath, and 3 bedrooms
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $50.2k | $19.80 |
| − Vacancy | −$1.2k | −$0.49 |
| EGI | $48.9k | $19.31 |
| − OpEx | −$14.7k | −$5.79 |
| NOI | $34.3k | $13.52 |
2,534 SF · lease $19.80/SF/yr · vacancy 2.47% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$489.3K
$428.2K – $570.9K
NOI $34,254 @ 7.0% cap · market cap 5.07%
Second Best
Apartment 5plus
$425.9K
$372.6K – $496.8K
NOI $29,810 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$865.3K
$757.2K – $1.01M
NOI $60,573 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Updated two-family duplex with separate rear entrance, five bedrooms total, and a horseshoe driveway for parking.
Where is this duplex located?
The property is located at 90 Glenview Street Upton, MA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Two‑family home built in 1910 with a separate rear entrance for the second‑floor unit; Major systems updated within the last 2 years: oil‑fired boiler, oil‑fired hot water tank, updated electrical, and new well pump & piping; First‑floor unit features a large foyer, living room with hardwoods and fireplace, oversize eat‑in kitchen, laundry, full bath, and 3 bedrooms
