Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Multifamily Investment Opportunity Title is generated by Realmo AI

    99 Cross Street, Southbridge, MA 01550

    View on Map
    Claim this Listing
    For Sale
    $1,100,000

    Seven-unit multifamily property with strong rental income.

    Type:Multi-family / 5-9 Family
    Property size:
    6,264 SF
    Price / SF:
    $175/SF
    Added:
    Apr 12, 2026
    Days on Market:
    55
    Last Refresh:
    Apr 12 at 8:21 pm

    Property Features for 99 Cross Street

    General Information

    Standard status
    Active
    Size
    6,264 SF
    Property subtype
    Multi-family / 5-9 Family

    Building Details

    Year Built
    1900

    We can help!

    Listing Contact
    We Close Deals Team

    Listing agent We Close Deals Team License #9578355

    Listing office Lamacchia Realty, Inc.

    Listing date Apr 12, 2026

    Source Compass

    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 Lamacchia Realty, Inc.

    HighLights

    • Strong monthly rental income of $11,320.
    • 8.5% cap rate at purchase.
    • 7‑unit multifamily property with a mix of 2‑bedroom and 1‑bedroom units.
    • Strategic renovations for ease of management and unit turnover.
    • Several units have been recently updated.
    • Deck included.

    Overview

    This multifamily property features seven units with a mix of one-bedroom and two-bedroom layouts. The property generates a monthly rental income of $11,320. Strategic renovations have been implemented to streamline management and unit turnover. Several residential units have been recently updated to enhance tenant appeal, while opportunities remain for additional value-add improvements. The property's size is 6,264 square feet. The purchase cap rate is approximately 8.5%.

    Local Financial Insights For Apartment 5plus

    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 $137.6k $21.96
    − Vacancy −$3.6k −$0.57
    EGI $134.0k $21.39
    − OpEx −$60.3k −$9.63
    NOI $73.7k $11.76
    6,264 SF · lease $21.96/SF/yr · vacancy 2.60% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $1.05M
    $921.1K – $1.23M (±1% cap)
    NOI $73,690 @ 7.0% cap · market cap 6.70%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $2.14M
    $1.87M – $2.50M (±1% cap)
    NOI $149,735 @ 7.0% cap · market cap 13.61%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Southbridge
    County
    Worcester
    State
    Massachusetts
    Longitude
    -72.0391193
    Latitude
    42.0796308

    Nearby Similar for Sale

    • $399,900
      4,674 SF

      Southbridge Commercial/Industrial Brick Building

      Versatile 4,674 SF space with 3-phase power and office.
      14 Curtis St, Southbridge Town, MA 01550
      View Details
    • $475,000
      9,536 SF

      Historic Office Building For Sale

      9,536 SF office building in Southbridge, Massachusetts.
      25 Elm St, Southbridge, MA 01550
      View Details
    • $750,000

      Downtown Southbridge Office Building

      Three-story office building with a private club/bar in Southbridge.
      326 Main St, Southbridge, MA 01550
      View Details
    • $450,000

      Commercial/Industrial Building with Heavy Equipment Support

      Centrally located commercial/industrial building with reinforced shop floors.
      248 Elm Street, Southbridge, MA 01550
      View Details
    • $495,000

      Downtown Southbridge Office Building

      Classic office building in downtown Southbridge, suitable for various uses.
      330 Main St | Southbridge, MA 01550
      View Details
    • $699,900
      4,160 SF

      Mixed-Use Investment Property Available

      Four-unit property with residential and commercial spaces, generating solid income.
      33 Crystal Street, Southbridge, MA 01550
      View Details
    • $699,900
      4,160 SF

      Mixed-Use Investment Property For Sale

      Four-unit property with residential and commercial spaces, generating solid income.
      33 Crystal St, Southbridge, MA 01550
      View Details
    • $399,900
      2,304 SF

      Mid-Century Two-Family Home

      Spacious two-family home with large units and updated features.
      20 Golf St., Southbridge Town, MA 01550
      View Details
    • $440,000
      4,188 SF

      Southbridge Triplex with Investment Potential

      Three-unit multifamily property in Southbridge, ideal for investors.
      172 Mechanic St, Southbridge, MA 01550
      View Details
    • $624,900

      Southbridge Four-Unit Multifamily Building

      Four-unit building with architectural details and recent updates.
      13 Edwards St, Southbridge Town, MA 01550
      View Details
    • $399,900
      2,304 SF

      Mid-Century Two-Family Home

      Spacious two-family home with updated features and ample storage.
      20 Golf St., Southbridge, MA 01550
      View Details
    • $699,900

      Mixed-Use Property with Commercial Unit

      Three residential units plus a commercial unit for sale.
      33 Crystal St, Southbridge Town, MA 01550
      View Details

    FAQs

    What type of property is this?
    Apartment building - Seven-unit multifamily property with strong rental income.
    Where is this apartment building located?
    The property is located at 99 Cross Street Southbridge, MA.
    What is the asking price?
    The asking price for this property is $1,100,000.
    What are key features of this property?
    This property features: Strong monthly rental income of $11,320.; 8.5% cap rate at purchase.; 7‑unit multifamily property with a mix of 2‑bedroom and 1‑bedroom units.
    (508) 832-5324
    We can help!
    Listing Contact
    We Close Deals Team
    Real Estate License ID: 9578355
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    99 Cross Street, Southbridge, MA 01550
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!