Downtown Two-Unit Residential
For Sale
$730,000
10 Samoset St, Plymouth, MA 02360
Two one-bedroom apartments are housed in a duplex with hardwood floors, a walk-out basement, and off-street parking.
Property Size1,660 SF
Price / SF$439.76
Days on Market81
Property Features for 10 Samoset St
General Information
Standard status
Active
Size
1,660 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Zoning
DH
Net Operating Income
$24,000
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,933
Amenities
hardwood floors
double-sided brick fireplace
walk-out basement
generator hook-up
detached one-car garage
off street parking
mature landscaping
Building Details
Building Size
1,660 SF
Year Built
1870
Stories
2
Tenancy
Multi
Listing Agency:
Herion Karbunara
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 17
Changed: Sep 4
Last Checked: Sep 5 at 4:59AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Herion Karbunara
Investment Insights
Based on property information with market context.
This downtown Plymouth duplex includes two separate one-bedroom apartments, each with its own living space. The first-floor unit features a spacious layout with hardwood flooring and a bright kitchen, highlighted by a double-sided brick fireplace serving as a focal point between living areas. The second-floor apartment offers a comfortable one-bedroom floor plan with hardwood floors. The property also includes a walk-out basement with ample storage, a generator hook-up, a detached one-car garage, and off-street parking bordered by mature landscaping.
The duplex is located near Plymouth Harbor and within reach of restaurants, shopping, parks, and Route 3, offering convenient everyday access.
With two distinct residential units and supporting improvements such as basement storage and off-street parking, the property is well-suited for an owner-occupant or an investor seeking rental income from a small multifamily structure.
The duplex is located near Plymouth Harbor and within reach of restaurants, shopping, parks, and Route 3, offering convenient everyday access.
With two distinct residential units and supporting improvements such as basement storage and off-street parking, the property is well-suited for an owner-occupant or an investor seeking rental income from a small multifamily structure.
Key Highlights
- Duplex with two separate one‑bedroom apartments
- Year built 1870
- First‑floor unit features hardwood floors, a bright kitchen, and a double‑sided brick fireplace between living areas
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$28,055
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.84%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$561,100
$561.1K
Cap Rate 7%
$400,786
$400.8K
Cap Rate 9%
$311,722
$311.7K
Market Conditions
NOI Build-Up for 1,660 SF
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.
Gross rent
$42.3K $25.50/SF
− Vacancy
−$2.3K −$1.36/SF
EGI
$40.1K $24.14/SF
− OpEx
−$12.0K −$7.24/SF
NOI
$28.1K $16.90/SF
Area
Plymouth County, MA
Vacancy
5.32%
Lease Rate
$25.50 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$561,100
Cap Rate 7%
$400,786
Cap Rate 9%
$311,722
Alternative Uses
Best Use
Multifamily LT 5
$400.8K
$350.7K – $467.6K
NOI $28,055 @ 7.0% cap · market cap 3.84%
Second Best
Apartment 5plus
$369.4K
$323.2K – $430.9K
NOI $25,856 @ 7.0% cap · market cap 3.54%
Theoretical Best
Office A
$982.7K
$859.9K – $1.15M
NOI $68,790 @ 7.0% cap · market cap 9.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,578
Businesses Nearby
Explore this area
Business Placement
Demographics for 02360, MA
61,134
Population
28,598
Households
2.1
Avg Household Size
47
Median Age
45%
College-Educated
96%
High-School Grad
96.4 sq mi
ZIP Area
634
Density / Sq Mi
$111,975
Median Household Income
$55,595
Median Earnings
$1,831
Median Rent
$494,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two one-bedroom apartments are housed in a duplex with hardwood floors, a walk-out basement, and off-street parking.
Where is this duplex located?
The property is located at 10 Samoset St Plymouth, MA.
What is the asking price?
The asking price for this property is $730,000.
What are key features of this property?
This property features: Duplex with two separate one‑bedroom apartments; Year built 1870; First‑floor unit features hardwood floors, a bright kitchen, and a double‑sided brick fireplace between living areas
