1257 Grafton St, Worcester
2-family
$590,000
DetailsHide details for 1257 Grafton St
$295,000 per unit: the price split over two units.
- Built
- 1921
- Layout
- Up and down
- Closed
- July 7, 2026
What is your 2-4 family worth?
I value it on your rents and on recent 2-4 family sales.
Free, and you don’t have to list. Rough rent numbers are fine.
Start with the address. I do the math.
Free. You don’t have to list.
It costs nothing, and you don’t have to list with me. It’s a market analysis I prepare as a licensed real estate agent, not an appraisal.
No rent roll needed to start.
A rough monthly rent total is enough. If you have a rent roll (each unit’s rent) or leases, I may ask for them later.
You decide when and how your tenants hear anything.
The value starts from what you send and from recent sales. If I need to see inside, I set it up with you first.
What happens after you send it
- I read what you sent and pull recent 2-4 family sales near the building.
- If a number is missing, I ask you.
- I get back to you with what it’s worth. I may call, or text if you checked the box.
Two ways to value your building: rents and recent sales
Buyers weigh both, so I check both.
| Rent for a year | $70,200 |
|---|---|
| Vacancy, 5% | −$3,510 |
| Property tax | −$9,030 |
| Insurance | −$4,200 |
| Water, sewer, repairs, reserves | −$5,400 |
| What’s left (NOI) | $48,060 |
÷ cap ratefrom sales near your building
= income value
What is a cap rate?
The yearly return buyers accepted on similar buildings nearby, before any mortgage. I take it from sales near yours, not from a published average.
See every line of the math
| Rent for a year, 3 units at $1,950 a month, 12 months | $70,200 |
|---|---|
| Vacancy at 5% | −$3,510 |
| Property tax at $13.28 per $1,000 on a $680,000 assessment | −$9,030 |
| Insurance | −$4,200 |
| Water, sewer, repairs and reserves at $1,800 a unit | −$5,400 |
| What’s left (NOI) | $48,060 |
The assessment, insurance, 5% vacancy and $1,800 a unit are guesses for the example.
Rent: Zillow Rental Manager, Worcester 2-bedroom average asking rent, September 28, 2026. Tax: Massachusetts DOR, Worcester FY2026 rate. Other costs are assumed. Worcester rents and tax rates
What buyers paid per unit, times your units, then adjusted for the building.
Example: two Worcester 3-family sales I worked on
- 18 Gosnold St, Worcester$216,667 per unit
- 6 Stevens Rd, Worcester$230,000 per unit
times 3 units
Before adjustments
$650,000to$690,000
- Condition
- Heat
- Parking
- Lot
Closed sales recorded in MLS PIN, as shown on John’s Zillow profile. John represented the seller at 18 Gosnold St and the buyer at 6 Stevens Rd.
When the two values agree, the price holds up. When they don’t, the gap shows where to look.
- Rents below market
- Costs that need a second look
- A building buyers want more than its income shows
What I go over with you
- Both values, and how I got each one.
- The sales I used, with price per unit and sale date.
- Your rents next to the market. The average Worcester 2-bedroom listing asks $1,950 a month. HUD’s FY2027 fair market rent is $2,043.Asking rent: Zillow Rental Manager, Worcester 2-bedroom, September 28, 2026. Fair market rent: HUD FY2027, Worcester HUD Metro FMR Area, 2-bedroom.
- What would move the number: rents, lease terms, repairs and timing.
- A plain read on your next step: sell, trade into a bigger building, refinance or hold.
Two Worcester 2-4 families I sold for their owners
Both closed in 2026. Open Details on a card for the price per unit.
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18 Gosnold St, Worcester
3-family
$650,000
DetailsHide details for 18 Gosnold St
$216,667 per unit: the price split over three units.
- Built
- 1900
- Closed
- May 8, 2026
Closed sales recorded in MLS PIN, as shown on John’s Zillow profile. Map data © OpenStreetMap contributors.
… John did a great job making this process as simple as possible. …
Read the whole reviewHide the whole review from Andrew Scalera
Amazing work. Very accommodating and helpful. John did a great job making this process as simple as possible. Definitely book with him, you will not regret it!
Free to start. No rent roll needed.
Is a three-decker valued differently?
No. A three-decker (or triple-decker) is valued like any 3-family. I look at its rents and recent 3-family sales nearby. Condition, heat, parking and the lot move the number.
See how I value a buildingIs this an appraisal?
No. It’s a market analysis I prepare as a licensed real estate agent. It uses your building’s income and recent sales. A lender, court or estate that needs an appraisal will ask for a licensed or certified appraiser.
Call or text me.
I speak English and Arabic.