Updated Two-Unit
New
For Sale
$550,000
956 Main St, Clinton, MA 01510
Two-level income property with separate utilities, flexible bonus areas, and off-street parking.
Property Size2,210 SF
Price / SF$248.87
Days on Market5
Property Features for 956 Main St
General Information
Standard status
Active
Size
2,210 SF
Property subtype
2 Family - 2 Units Up/Down
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Building Details
Building Size
2,210 SF
Year Built
1920
Buildings
1
Listing Agency:
RE/MAX Prof Associates
(508) 648-6086
Listed By:
Yudi Ramirez
(508) 648-6086
Source:
Iverty
Added: Aug 19
Changed: Aug 22
Last Checked: Aug 22 at 4:18AM
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 Prof Associates
Investment Insights
Based on property information with market context.
This 2,210-square-foot duplex contains two residential units with distinct layouts. The first-floor apartment includes two bedrooms, a full bathroom, and storage, while the upper apartment provides three bedrooms and a full bathroom. Both units have received improvements including laminate and hardwood flooring, and each is served by gas heat with separate gas and electric meters.
Additional usable areas include a partially finished basement and a walk-up attic with approximately 220 square feet and updated windows. The roof is approximately five years old, while the rear deck and stairs were updated within the past two years. A paved driveway accommodates approximately six or more vehicles. The property also has updated electrical service and panels, leased solar panels that the buyer must assume, and a tenant in place in the second-floor unit.
Additional usable areas include a partially finished basement and a walk-up attic with approximately 220 square feet and updated windows. The roof is approximately five years old, while the rear deck and stairs were updated within the past two years. A paved driveway accommodates approximately six or more vehicles. The property also has updated electrical service and panels, leased solar panels that the buyer must assume, and a tenant in place in the second-floor unit.
Key Highlights
- Two‑unit duplex totaling 2,210 square feet
- First‑floor unit has 2 bedrooms, 1 full bathroom, and storage; second‑floor unit has 3 bedrooms and 1 full bathroom
- Walk‑up attic offers approximately 220 square feet with updated windows
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
$29,874
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
5.43%
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%
$597,480
$597.5K
Cap Rate 7%
$426,771
$426.8K
Cap Rate 9%
$331,933
$331.9K
Market Conditions
NOI Build-Up for 2,210 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
$43.8K $19.80/SF
− Vacancy
−$1.1K −$0.49/SF
EGI
$42.7K $19.31/SF
− OpEx
−$12.8K −$5.79/SF
NOI
$29.9K $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%
$597,480
Cap Rate 7%
$426,771
Cap Rate 9%
$331,933
Alternative Uses
Best Use
Multifamily LT 5
$426.8K
$373.4K – $497.9K
NOI $29,874 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$371.4K
$325.0K – $433.3K
NOI $25,998 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$754.7K
$660.4K – $880.5K
NOI $52,828 @ 7.0% cap · market cap 9.61%
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
400
Businesses Nearby
Explore this area
Business Placement
Demographics for 01510, MA
15,428
Population
7,017
Households
2.2
Avg Household Size
39
Median Age
35%
College-Educated
91%
High-School Grad
5.7 sq mi
ZIP Area
2,707
Density / Sq Mi
$93,849
Median Household Income
$49,815
Median Earnings
$1,353
Median Rent
$348,000
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 - Two-level income property with separate utilities, flexible bonus areas, and off-street parking.
Where is this duplex located?
The property is located at 956 Main St Clinton, MA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,210 square feet; First‑floor unit has 2 bedrooms, 1 full bathroom, and storage; second‑floor unit has 3 bedrooms and 1 full bathroom; Walk‑up attic offers approximately 220 square feet with updated windows
