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Pending

56 Water Street, Southbridge MA 01550

$474,900

Estimated $1,269/month Calculator

Multi Family

Total Units: 3

Price Per Unit: $158,300

Total Rent: 52800/year

Estimated CAP Rate:

9 Bedrooms

Baths

3414

Total Parking: 11 (2 Garage)

6,970 (0.16)

Welcome to 56 Water Street in Southbridge—an excellent investment opportunity featuring a well-maintained three-family property with three bedrooms and one bathroom in each unit. Each approximately 1,150 sq. ft. unit offers a similar layout with a kitchen, living room, three bedrooms, bathroom, and an enclosed porch with upgraded oversized windows providing abundant natural light. The property also offers ample off-street parking and a detached two-bay garage. Centrally located with convenient access to schools, shopping, and the hospital, while benefiting from town services. Additionally, the basement includes a bonus approximately 650 sq. ft. studio apartment with a full bathroom, offering potential for additional living space or income. All three main units are currently fully rented and occupied, and the existing tenants have expressed a desire to continue their occupancy. This multifamily property features coin-operated laundry in a common area off the first-floor porch generating income-this revenue has been included in the pro forma.The basement studio and all property details, including use, zoning, permits, and square footage, should be independently verified by the buyer and buyer’s agent.

This home has been viewed 2 times

Last Checked: September 26th, 2026 at 7:58am (Source: MLS PIN #73572801)

Gross Income: $52,800

Gross Expenses: $14,850

Net Income Calc: $37,950

Water Views

Annual Expenses for 56 Water Street, Southbridge MA 01550

Total Gross Expenses (Calculated)$14,850/year

APOD AvailableYes

Heating

Electricity

Water

Gas

Insurance

Sewer

Trash Removal

Repair & Maintenance

Management

Miscellaneous

Real Estate Tax5990

Annual Income & Unit Breakdown for 56 Water Street, Southbridge MA 01550

Total Gross Income (Calculated)$52,800

Unit 1

Rental Income$0

LeaseN

Bedrooms3

Bathrooms1 Full

Floor1

Levels in Unit1

Rent IncludesHeat

Unit 2

Rental Income$0

LeaseY

Bedrooms3

Bathrooms1 Full

Floor2

Levels in Unit1

Rent IncludesHeat

Unit 3

Rental Income$0

LeaseN

Bedrooms3

Bathrooms1 Full

Floor3

Levels in Unit1

Rent IncludesHeat

General Information for 56 Water Street, Southbridge MA 01550

Listing ID73572801

Property TypeMulti Family / 3 Family

Price474900 ($139.1/SqFt)

Style3 Family

CitySouthbridge

CountyWorcester

MLS AreaWestville

Neighborhood(s)

Approximate Living Area Total3414

Approximate Lot Size (Acres)0.16

Total Parking11 (2 Garage)

Garage Parking2

Year Built1900

Year Built SourcePublic Records

Year Built DetailsApproximate

WaterPublic

SewerPublic Sewer

Electric220 Volts

Hot Water

Roof MaterialAsphalt/fiberglass Shingles

BasementFull

Construction MaterialsFrame

Lot FeaturesGentle Sloping

Foundation Area1394

Foundation Description

Accessible Features

Outdoor SpaceCovered

ZoningR2

Water ViewsNo

Water Views Features

Waterfront0

Waterfront Features

Terms

Disclosures for 56 Water Street, Southbridge MA 01550

Lead PaintNone

UFFINo

Living Area Includes BasementNo

Living Area Disclosure

Building Area SourcePublic Records

ExclusionsPersonal Belongings.

Financial Data SourceEstimated

Total Gross Expenses By Broker

Total Gross Income By Broker

Total Net Income By Broker

Short Sale / Forclosure (Bank Owned)

Compensation Based On

Financial Information for 56 Water Street, Southbridge MA 01550

Real Estate Taxes5990

Tax Year2025

Assessed Value$408,600

Financial Data SourceEstimated

Total Gross Expenses By Broker

BostonRealEstate.com Gross Expenses

Total Gross Income By Broker

BostonRealEstate.com Gross Income

Total Net Income By Broker

BostonRealEstate.com Gross NOI

CAP Rate (based on Broker info)

Location Information for 56 Water Street, Southbridge MA 01550

Elementary SchoolSouthbridge

Middle SchoolSouthbridge

High SchoolSouthbridge

Neighborhood(s)

MLS AreaWestville

Area AmenitiesWalk/jog Trails

Contact Information for 56 Water Street, Southbridge MA 01550

Agent

Name: Robert Bissonnette

Office

Name: Excelsior Realty

Phone: 508-736-2735

Payment Calculator

, Interest

Property Taxes 499.17

Principal & Interest 2926.18

HOA Dues

Term

Interest

Home Price

Down Payment

Exclusive Listing Agent

Excelsior Realty

Robert Bissonnette

Agent Phone

Office Phone

(508) 736-2735

Text Agent Call Agent Call Office

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EXIT

20 More Photos

Pending

56 Water Street, Southbridge MA 01550

$474,900

Annual Expenses for 56 Water Street, Southbridge MA 01550

Annual Income & Unit Breakdown for 56 Water Street, Southbridge MA 01550

General Information for 56 Water Street, Southbridge MA 01550

Disclosures for 56 Water Street, Southbridge MA 01550

Financial Information for 56 Water Street, Southbridge MA 01550

Location Information for 56 Water Street, Southbridge MA 01550

Contact Information for 56 Water Street, Southbridge MA 01550

Agent

Office

Payment Calculator

Exclusive Listing Agent

Excelsior Realty

Robert Bissonnette