What is the estimated cap rate for 102 Sayles Street, Southbridge, MA 01550?

Based on rent reported on the MLS listing, 102 Sayles Street, Southbridge, MA 01550 (6 units) has an estimated 7.48% cap rate at its $1,100,000 list price, assuming $10,100/mo gross rent, 5% vacancy, 20% operating expenses, property taxes. These are estimates, not investment advice.

What is the estimated rent for 102 Sayles Street, Southbridge, MA 01550?

The MLS listing reports about $10,100/month in total rent for a 6-unit multi-family in 01550. That is in-place rent from the current leases, which can sit below market on a long-held property.

Active

19 Days on market

102 Sayles Street Southbridge — Photo 1 of 40

$1,100,000

Investment Analysis — 102 Sayles Street

Southbridge, MA 01550

Based on rent reported on the MLS listing, a 6-unit multi-family in 01550 carries $10,100/mo in gross rent — about a 7.48% cap rate and $82,326/yr in estimated NOI at the $1,100,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

5,412

Style

5-9 Family

Built

1860

**102 Sayles, Southbridge, United States** presents a rare opportunity to acquire a distinguished multi-family residence with an astonishing current rent roll of $10,100. Encompassing an expansive 5412 square feet of living area across six units, this property offers an unparalleled scale for expanisve living and potential adaptation. With an impressive twenty-one bedrooms, this estate offers versatile unit accommodations between two bedroom one bath to five bedrooms and two baths. Rent roll will increase to $10,600 prior to closing at buyer's discretion. All units are currently rented. Seller to install commercial fire alarm system prior to closing. First group showings on Thursday September 3, 2026.

Estimates — not financial advice

These figures are illustrative estimates for informational purposes only — not an appraisal, valuation, or guarantee of rent, income, or returns, and not financial, tax, or investment advice. Rent is either the figure reported on the MLS listing — in-place rent that may differ from market and is not verified against the actual leases — or, where the listing reports none, an estimate from HUD Small Area Fair Market Rents, a government benchmark that may differ from actual market rent. Each figure is labelled with its source. Cap rate, NOI, and returns depend on the assumptions shown, which you can change. MLS and other third-party data may be inaccurate or out of date. Verify all figures independently and consult your own financial, tax, and legal advisors before making any investment decision.

Financials

Original Price$1,100,000

Annual Taxes$9,786.16

Parking

Garage0

Off-Street6

Interior Specifications

Total Rooms39

FireplacesNone

Flooring--

BasementNone

Climate & Utilities

Heating--

Cooling--

WaterPublic

SewerPublic Sewer

Building & Exterior

Construction--

Roof--

FoundationStone

ZoningR2

Property & Lot

Acres0.39

SqFt Lot16,988

Lot Features--

Neighborhood

Public Transportation • Shopping • Park • Walk/Jog Trails • Golf • Medical Facility

Geography

Listing Provided By

Listing Agent: John Belanger

Listing Office: A-1 Realty of MA LLC

MLS® Number: 73567661