Investment Analysis — 116 West Main St.

Ayer, MA 01432 — Ayer

Based on rent reported on the MLS listing, a 2-unit multi-family in 01432 carries $5,400/mo in gross rent — about a 8.70% cap rate and $43,480/yr in estimated NOI at the $499,999 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,433

Style

2 Family - 2 Units Up/Down

Built

1880

Scheduled group showing for Saturday, October 3 from 3 PM to 4 PM.Welcome to 116 West Main St., a conveniently located two-family home offering a great opportunity for both owner-occupants and investors. The property features two separate two-bedroom, one-bath apartments, a nice-sized yard, and driveway parking for approximately 3–4 vehicles.Unit 1 was completely renovated in 2025 and offers a fresh, modern feel throughout. Enjoy a beautiful white kitchen, attractive new flooring, fresh paint, and updated finishes, making this unit truly move-in ready.Unit 2 is a smaller two-bedroom, one-bath apartment offering comfortable living space and additional income potential. With two separate units, off-street parking, outdoor space, and a convenient location, this property offers flexibility for buyers looking to live in one unit while renting the other or add a solid multifamily property to their investment portfolio.

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 MLS and other third-party data may be inaccurate or out of date.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.