Updated Two-Unit
For Sale
Under Contract
$550,000
956 Main St, Clinton, MA 01510
Residential Income, Clinton, MA
Property Size2,210 SF
Lot Size0.09 Acres
Price / SF$248.87
Days on Market29
Property Features for 956 Main St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
COM
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 1, Bedroom 5, Bathroom 2, Bedroom 4, Bedroom 2, Bathroom 1
Parking
6
Elementary school
Clinton Elementary School
Middle school
Clinton Middle School
High school
Clinton Senior High School
Directions
Located on Main Street
Standard status
Active Under Contract
APN
M:0024 B:0196 L:0000,3306712
Size
2,210 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4451
Amenities
deck
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Listing Agency:
RE/MAX Prof Associates · RE/MAX International
Listed By:
Lorraine Herbert
(508) 834-7322
Added: Aug 19
Changed: Sep 14
Last Checked: Sep 16 at 9:06AM
MLS# 73565363
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1920, this duplex contains 2210 square feet across two residential units. The first-floor apartment has two bedrooms, one full bathroom, and storage, while the upper apartment includes three bedrooms and one full bathroom. Laminate and hardwood flooring have been added throughout, and the primary electrical service and panels have been updated.
The property occupies 0.0884 acres at 956 Main St in Clinton, MA 01510, with COM zoning. A paved driveway accommodates approximately six or more vehicles. The partially finished attic includes approximately 220 square feet of additional usable area and updated windows, while the basement provides further flexible space. The rear deck and stairs were updated within the past two years. Each unit has separate gas and electric meters and gas heat. Solar panels are leased, with the buyer required to assume the existing lease. The second-floor apartment is tenant-occupied and will remain so at closing.
The property occupies 0.0884 acres at 956 Main St in Clinton, MA 01510, with COM zoning. A paved driveway accommodates approximately six or more vehicles. The partially finished attic includes approximately 220 square feet of additional usable area and updated windows, while the basement provides further flexible space. The rear deck and stairs were updated within the past two years. Each unit has separate gas and electric meters and gas heat. Solar panels are leased, with the buyer required to assume the existing lease. The second-floor apartment is tenant-occupied and will remain so at closing.
Key Highlights
- Two‑unit duplex with 2210 square feet of property size
- First‑floor unit has 2 bedrooms; second‑floor unit has 3 bedrooms
- 0.0884‑acre lot with paved driveway parking for approximately six or more vehicles
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
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Separate utility metering, off-street parking, and adaptable attic and basement areas support practical occupancy.
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 with 2210 square feet of property size; First‑floor unit has 2 bedrooms; second‑floor unit has 3 bedrooms; 0.0884‑acre lot with paved driveway parking for approximately six or more vehicles
