An 11-unit, two-building multifamily asset held on a single 0.26-acre parcel in Athol's village center. Ten of eleven units are currently occupied, generating approximately $12,000 per month in collections. Applying a conservative 35% operating expense load, in-place net operating income of approximately $93,600 supports an as-is capitalization rate of 7.5% at the asking price — a going-in return available on day one, before any repositioning. The two buildings comprise 7,211 square feet of living area. Both are wood-frame construction over full basements. A detached garage structure on the parcel provides additional income potential and utility, and coin-operated laundry in the basement generates ancillary revenue beyond scheduled rents. Tenants are responsible for heat and electricity. Four units have been recently renovated. The single vacancy offers immediate lease-up upside without renovation risk, and in-place rents sit around current Athol submarket benchmarks. Occupancy has strengthened over the current ownership period, demonstrating absorption at scale in a submarket where comparable multifamily inventory is limited. Both buildings are carried under one parcel and one tax bill — Assessor Map 32, Lot 169 — simplifying acquisition, financing, title work, and ongoing administration relative to a two-property portfolio. FY2026 real estate taxes are $7,823 on an assessed value of $617,500, against Athol's single tax rate of $12.67 per $1,000. Athol anchors the North Quabbin region with direct Route 2 access to Gardner, Fitchburg, and Greenfield. The subject sits in the village center within walking distance of Main Street services, supporting consistent tenant demand at workforce rent levels. Financial package, rent roll, and property records available to qualified parties.
Welcome to 124 Highland Ave in Athol, MA, where opportunity meets flexibility: This 3-family home offers an appealing path for an owner-occupant, first-time investor, or those seeking multigenerational living. With two units currently vacant, choose the space that best fits your plans while building equity through multifamily ownership. The vacant 1st FLR features a spacious bedroom, recently remodeled full bath, fresh paint, a 3-season sun porch, and patio for relaxing outdoors. The vacant 2nd FLR offers a bedroom, full bath with tub, and a bright, heated 4-season porch; an inviting space for morning coffee or unwinding at the end of the day. The 3rd FLR includes 2 bedrooms, a full bath with tub, and a spacious kitchen with a dining area surrounded by windows and natural light. Off-street parking, a walk-up attic, basement storage, updated electrical panels, and community laundry with machines included add everyday practicality. A shared Buderus heating system provides heat and hot water to all units. Convenient to Route 2 for travel east or west and close to North Quabbin Commons with Market Basket, shopping, dining, and entertainment. Explore nearby Tully Lake, Doane's Falls, hiking, kayaking, and the natural beauty of the North Quabbin region. Live in one unit while building equity, create a multigenerational home, or pursue your investment goals. Flexible, affordable, and full of possibility—this one pencils out! Schedule your showing today.
Outstanding value add investment opportunity in the heart of Athol! This 6/7 unit multifamily features 6 spacious 1 bed 1bath apartments with a completed 7th unit ready to add additional income once a second means of egress is installed to become compliant. Three units are currently occupied, while the remaining units are vacant, offering the next owner the flexibility to complete renovations, make light cosmetic updates or lease quickly at current market rents for immediate cash flow. The property includes a 1-car garage, carport, common laundry & an in unit washer & dryer in the first-floor apartment. Each unit is separately metered for electricity, while the owner pays heat & hot water. A newly installed fire monitoring system provides added peace of mind. Whether you're looking to reposition the property for maximum value or stabilize it with strong rental income, this property offers significant upside & long-term investment potential in a convenient downtown location.
BACK ON MARKET… Due to a change in the buyer’s circumstances (not as a result of the inspection or property condition). Their change in circumstances could be your second chance to make this one yours!Exceptional opportunity to own a well-maintained and extensively updated two-family home offering income potential, long-term value, and future growth. Each unit features 3 bedrooms and 1 full bath. Both units are currently set to be conveyed vacant, giving the next buyer flexibility to choose what works best for them. The sellers currently have multiple rental applications in hand for the second-floor unit at the same rental rate as the previous tenants (see prior lease for details). Depending on the buyer’s preference, the property may be delivered vacant or the sellers can move forward with securing a tenant for the second-floor unit.The first-floor unit showcases hardwood floors, while the second-floor unit features efficient mini-split heating and cooling for year-round comfort. Major improvements include completely updated electrical and plumbing throughout, new appliances in both units, and both hot water heaters replaced. A spacious yard, detached garage, and large driveway add to the property’s appeal. The unfinished third floor offers exciting possible expansion potential for additional living space or future value (buyer’s due diligence).Whether you’re looking to grow your investment portfolio or owner-occupy while generating rental income, this move-in-ready property offers the perfect blend of updates, flexibility, and opportunity!
Opportunity knocks with this well-maintained two-family home set on an oversized, level lot with plenty of outdoor space and future potential. Each unit offers 2 bedrooms, 1 full bathroom, spacious living room areas, and generously sized kitchens with ample cabinet and storage space. Both apartments also feature their own laundry setup, adding convenience for occupants. The interior units have been well cared for and are in good overall condition, making this a strong option for owner-occupants or investors alike. This property has the potential to create strong equity with some really easy updates. The third floor could be additional bedrooms to the 2nd floor apartment, with some refinishing. Outside, the property offers tremendous value-add potential with a large barn ready for restoration, storage, workshop space, or other creative uses. This is a great opportunity to own a solid multi-family property with space, functionality, and upside potential all on one expansive lot.
Discover a rare opportunity to own a versatile and income-generating 4-family property situated directly across from the beautiful Fish Park - perfect for enjoying tennis, basketball, or a relaxing afternoon picnic. This property features three 1-bedroom apartments and one 2-bedroom unit. Recent improvements include a Newer roof, installed approximately two years ago. Enjoy strong rental income potential with room to increase rents. Each unit has an off off-street parking space. Located just minutes from downtown Athol, with easy access to Route 2, local shopping, and the Millers River, this location offers both convenience and charm.
PRIME INVESTMENT OPPORTUNITY!!!!CASH ONLY!! Unlock the potential of this multi-family zoned property at 21 Park St—a rare chance for builders, developers, and savvy investors to capitalize on a high-demand rental market. The existing structure has experienced fire damage and is being sold as-is, creating the perfect opportunity for a tear-down or full redevelopment. Positioned near downtown amenities with convenient access to Massachusetts Route 2, this location supports strong future resale or rental income potential. Opportunities like this are limited—bring your vision and maximize the value. Cash or rehab financing only.
Prime mixed-use investment opportunity featuring two leased de-leaded residential units and two established automotive commercial tenants. The residential component includes two apartments, each with two dedicated parking spaces (4 total). Commercial component consists of a leased auto dealer/detail business and a leased auto repair garage. Auto dealer license permits up to 80 vehicles — a rare and valuable commercial use approval. Strategically located on South Main Street/Route 2A with quick access to Route 2, Route 202, Route 32, and Route 122, offering excellent visibility and accessibility for both residential and business use. Diverse income streams, strong parking capacity, and an existing tenant base make this an attractive long-term investment opportunity with upside potential. Rear Parking Lot is now Fully Paved.
Athol is located in Massachusetts. Athol, Massachusetts has a population of 11,922. Athol is less family-centric than the surrounding county with 22.91% of the households containing married families with children. The county average for households married with children is 31.47%.
The median household income in Athol, Massachusetts is $58,275. The median household income for the surrounding county is $81,660 compared to the national median of $69,021. The median age of people living in Athol is 44.9 years.
The average high temperature in July is 81.7 degrees, with an average low temperature in January of 10.1 degrees. The average rainfall is approximately 50.3 inches per year, with 52.1 inches of snow per year.
