MARLBOROUGH, MA — The MacDonald Hotel Rooming House, a well-located and recently upgraded 44-unit mixed-use property in the heart of downtown Marlborough, has been brought to market by Northeast Private Client Group.
Listed at $4,050,000, the historic building at 270 Main Street offers a rare investment opportunity with both stable income and future upside.
The property includes a mix of uses and unit types: four street-level retail spaces, 37 rooming house units, one studio, and two one-bedroom apartments. It is being marketed with a current cap rate of 8.36%, and a pro forma cap rate of 10%, reflecting its potential for improved returns.
Retail tenants operate on triple-net-style leases, responsible for their own electricity, heating, hot water, trash removal, and water and sewer expenses. Rooming house tenants, who rent on a weekly basis, have utilities included, with the landlord covering electricity, oil heat, and gas hot water.
Recent capital improvements add significant value to the offering. These include a rubber roof (installed five years ago), an updated fire safety system, renovated bathrooms, a modern security system with 32 surveillance cameras, and a keyless fob entry system. On-site amenities include laundry facilities and a full sprinkler system.
The boiler, while functional, is approximately 20 years old. Free overnight parking is available directly behind the building through a city-provided lot, enhancing convenience for residents and visitors.
Located in a walkable downtown area close to restaurants, retail shops, and public amenities, the MacDonald Hotel is well-positioned to benefit from continued investment and economic growth in Marlborough.
Investors and qualified buyers are invited to request additional information and schedule a tour of the property. With a price per unit of $92,045 and strong local demand for affordable and flexible housing, the offering presents a compelling opportunity in MetroWest Boston’s dynamic multifamily market.
