Updated Side-by-Side
For Sale
$999,995
98-ab 98-ab Southville, Southborough, MA 01772
Two-unit property with private entrances, off-street parking, and backyard space.
Property Size3,217 SF
Price / SF$310.85
Days on Market160
Property Features for 98-ab 98-ab Southville
General Information
Standard status
Active
Size
3,217 SF
Total Parking Spaces
4
Property subtype
Multi-family / 2 Family - 2 Units Side by Side
Zoning
BV
Net Operating Income
$76,200
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,213
Amenities
private entrances
off-street parking
backyard space
Private Sewerage, Public
No, Yes, .00, Paved Drive, Paved Drive
No
1
Yes
5.0
Unfinished Basement
4
4.50
5
Shingle
Building Details
Year Built
1860
Buildings
1
Listing Agency:
eXp Realty
(888) 854-7493
Listed By:
Candor Investment Group
(888) 854-7493
Source:
Compass
Added: Mar 24
Changed: Aug 29
Last Checked: Aug 29 at 7:57PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This vacant side-by-side duplex contains 3,217 square feet across two separate residential units. Each side has its own entrance and practical living areas with natural light. Recent improvements include a new roof, heat pumps, water heaters, paved driveway, and updated electrical and plumbing systems. The property also includes an unfinished basement, off-street parking, and backyard space. Built in 1860, the building is zoned BV.
The duplex is located at 98-ab Southville in Southborough, Massachusetts, within walking distance of the Southborough commuter rail station. The property is also situated within the Southborough school district, adding an important area amenity for both residents and prospective owner-occupants.
The duplex is located at 98-ab Southville in Southborough, Massachusetts, within walking distance of the Southborough commuter rail station. The property is also situated within the Southborough school district, adding an important area amenity for both residents and prospective owner-occupants.
Key Highlights
- 3,217 SF side‑by‑side duplex delivered vacant
- New roof, heat pumps, and water heaters
- Updated electrical and plumbing systems
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
$43,486
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
4.35%
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%
$869,720
$869.7K
Cap Rate 7%
$621,229
$621.2K
Cap Rate 9%
$483,178
$483.2K
Market Conditions
NOI Build-Up for 3,217 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
$63.7K $19.80/SF
− Vacancy
−$1.6K −$0.49/SF
EGI
$62.1K $19.31/SF
− OpEx
−$18.6K −$5.79/SF
NOI
$43.5K $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%
$869,720
Cap Rate 7%
$621,229
Cap Rate 9%
$483,178
Alternative Uses
Best Use
Multifamily LT 5
$621.2K
$543.6K – $724.8K
NOI $43,486 @ 7.0% cap · market cap 4.35%
Second Best
Apartment 5plus
$540.6K
$473.1K – $630.8K
NOI $37,845 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$1.10M
$961.2K – $1.28M
NOI $76,899 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
Explore this area
Business Placement
Demographics for 01772, MA
10,017
Population
3,571
Households
2.8
Avg Household Size
43
Median Age
75%
College-Educated
98%
High-School Grad
13.6 sq mi
ZIP Area
737
Density / Sq Mi
$196,680
Median Household Income
$97,457
Median Earnings
$2,425
Median Rent
$816,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with private entrances, off-street parking, and backyard space.
Where is this duplex located?
The property is located at 98-ab 98-ab Southville Southborough, MA.
What is the asking price?
The asking price for this property is $999,995.
What are key features of this property?
This property features: 3,217 SF side‑by‑side duplex delivered vacant; New roof, heat pumps, and water heaters; Updated electrical and plumbing systems
