Two-Family Residential Income
For Sale
$675,000
90 Glenview Street, Upton, MA 01568
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 Market52
Property Features for 90 Glenview Street
General Information
Standard status
Active
Size
2,534 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
2
Building Details
Year Built
1910
Listing Agency:
ERA Key Realty Services
Listed By:
Laura Hebb
(603) 548-5315
Source:
Burkelordrealestate
Added: Jun 22
Changed: Aug 12
Last Checked: Aug 12 at 4:07AM
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
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
$34,254
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
5.07%
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%
$685,080
$685.1K
Cap Rate 7%
$489,343
$489.3K
Cap Rate 9%
$380,600
$380.6K
Market Conditions
NOI Build-Up for 2,534 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
$50.2K $19.80/SF
− Vacancy
−$1.2K −$0.49/SF
EGI
$48.9K $19.31/SF
− OpEx
−$14.7K −$5.79/SF
NOI
$34.3K $13.52/SF
Area
Worcester County, MA
Vacancy
2.47%
Lease Rate
$19.80 /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%
$685,080
Cap Rate 7%
$489,343
Cap Rate 9%
$380,600
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
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
56
Businesses Nearby
Explore this area
Business Placement
Demographics for 01568, MA
7,900
Population
2,947
Households
2.7
Avg Household Size
43
Median Age
53%
College-Educated
98%
High-School Grad
21.2 sq mi
ZIP Area
373
Density / Sq Mi
$161,429
Median Household Income
$60,682
Median Earnings
$558,600
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 - 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
