Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Updated Two-Family Home Near Transit Title is generated by Realmo AI

    40 Falmouth St, Attleboro, MA 02703

    View on Map
    Claim this Listing
    New
    For Sale
    $715,000

    MULTI_FAMILY - Attleboro, MA

    Property size:
    3,112 SF
    Lot size:
    0.11 Acres
    Price / SF:
    $229/SF
    Added:
    May 26, 2026
    Days on Market:
    3
    Last Refresh:
    May 28 at 4:06 pm

    Property Features for 40 Falmouth St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    R2
    Bedrooms
    6
    Bathrooms
    3
    Rooms
    Bedroom 2, Bedroom 5, Bathroom 3, Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 6, Bedroom 1, Bathroom 1
    Parking
    6
    Standard status
    Active
    APN
    M:28 L:244,2756483
    Size
    3,112 SF
    Lot size
    0.11 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    5594

    Building Details

    Year built
    1910
    Floors in Building
    3
    Number of units
    2

    We can help!

    Listing Contact
    Clifford Ponte

    Listing agent Clifford Ponte License #9554597

    Listing office Keller Williams South Watuppa 275 Martine Street, Unit 109, Fall River, MA

    Listing date May 26, 2026

    MLS# 73523964 Listing URL

    Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime location near a major hospital and within walking distance to the train station, ideal for commuters and medical professionals.
    • Turnkey two‑family home, updated/remodeled 3 years ago, ready for immediate occupancy or rental.
    • Second‑floor unit features a spacious townhouse‑style layout with 4 bedrooms and 2 full baths.
    • Each unit boasts updated interiors with new flooring, modern kitchens with stainless steel appliances, and refreshed bathrooms.
    • Ample off‑street parking available for multiple vehicles.
    • Generous bedrooms, ample closet space, and large living/dining areas in both units.

    Overview

    This updated two-family home offers comfort, convenience, and excellent value. Remodeled 3 years ago, each unit features bright, updated interiors with new flooring, modern kitchens with stainless steel appliances, and refreshed baths. Generous bedrooms, ample closet space, and large living/dining areas make both units easy to live in or rent. The second-floor unit offers a townhouse style, featuring 4 beds and 2 full baths. Situated on a 0.1148-acre lot, the property includes ample off-street parking to accommodate multiple vehicles. The location is near a major hospital and within easy walking distance to the train station, making it ideal for commuters, medical professionals, and tenants seeking quick access to work and transit. The property is zoned R2. With a total size of 3112 square feet, this turnkey property is suitable for owner-occupants looking to offset their mortgage or investors seeking strong rental appeal. The owner unit will be vacant. This property is located in Attleboro, MA.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $617.9K
    NOI $55,615 @ 9.00% cap · cautious / downside scenario
    Moderate
    $794.5K
    NOI $55,615 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.11M
    NOI $55,615 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $85.9k $27.60
    − Vacancy −$6.4k −$2.07
    EGI $79.4k $25.53
    − OpEx −$23.8k −$7.66
    NOI $55.6k $17.87
    3,112 SF · lease $27.60/SF/yr · vacancy 7.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $794.5K
    $695.2K – $926.9K (±1% cap)
    NOI $55,615 @ 7.0% cap · market cap 7.78%
    Second Best
    Apartment 5plus
    $738.4K
    $646.1K – $861.4K (±1% cap)
    NOI $51,685 @ 7.0% cap · market cap 7.23%
    Theoretical Best
    Office A
    $1.90M
    $1.66M – $2.21M (±1% cap)
    NOI $132,661 @ 7.0% cap · market cap 18.55%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Attleboro
    County
    Bristol
    State
    Massachusetts
    Longitude
    -71.278289
    Latitude
    41.945644

    Nearby Similar for Sale

    • $359,000
      2,345 SF

      First-Floor Office Condo For Sale

      Move-in ready office condo with flexible space in prime location.
      555 Pleasant St 106, Attleboro, MA 02703
      View Details
    • $679,900
      3,172 SF

      Solid Multi-Family Investment Opportunity

      Three-unit property with strong rental history and long-term potential.
      66 Holman St, Attleboro, MA 02703
      View Details
    • $549,900

      Updated Commercial Building in Attleboro

      Updated commercial building with ample parking near downtown Attleboro.
      166 Bank St, Attleboro, MA 02703
      View Details
    • $12,500,000
      100,000 SF

      Attleboro Crossing Retail Plaza

      Versatile retail plaza with investment and owner-user potential.
      219 South Main Street, Attleboro, MA 02703
      View Details
    • $12,500,000
      102,720 SF

      Versatile Retail Plaza in Attleboro

      100,000+ sqft retail plaza with value-add potential.
      219 S Main St, Attleboro, MA 02703
      View Details
    • $725,000

      Renovated Three-Family Apartment Building

      Fully renovated three-family apartment building with excellent rental history.
      39 Hope, Attleboro, MA 02703
      View Details
    • $665,000
      2,575 SF

      Attleboro Multifamily Property Near Attractions

      Multifamily property in Attleboro, close to recreation and culture.
      231 Park Street, Attleboro, MA 02703
      View Details
    • $674,995

      Updated Three-Family Home in Attleboro

      Updated three-family home, ideal for owner-occupiers or investors.
      37 Holman St, Attleboro, MA 02703
      View Details
    • $750,000

      Rare Three-Family Property

      Three-family property with upside potential near transportation and amenities.
      5 Hope St, Attleboro, MA 02703
      View Details
    • $6
      30,000 SF

      Former Retail Space in Attleboro

      Over 30,000 sqft retail space with loading docks.
      219 S Main Street, Attleboro, MA 02703
      View Details
    • $3,200,000
      2,300 SF

      Retail Property on Washington Street

      Retail property for sale with 2,300 square feet of space.
      266 Washington St, Attleboro, MA
      View Details
    • $715,000
      3,112 SF

      Updated Two-Family Home Near Transit

      Spacious, updated two-family home near hospital and train station.
      40 Falmouth Street, Attleboro, MA 02703
      View Details

    FAQs

    What type of property is this?
    Duplex - Spacious, updated two-family home near hospital and train station.
    Where is this duplex located?
    The property is located at 40 Falmouth St Attleboro, MA.
    What is the asking price?
    The asking price for this property is $715,000.
    What are key features of this property?
    This property features: Prime location near a major hospital and within walking distance to the train station, ideal for commuters and medical professionals.; Turnkey two‑family home, updated/remodeled 3 years ago, ready for immediate occupancy or rental.; Second‑floor unit features a spacious townhouse‑style layout with **4 bedrooms and 2 full baths.**
    (508) 677-3233
    We can help!
    Listing Contact
    Clifford Ponte
    Real Estate License ID: 9554597
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    40 Falmouth St, Attleboro, MA 02703
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!