Duplex with Garage
For Sale
$779,900
100 Valley Street, Pembroke, MA 02359
Two distinct living spaces combine a primary residence with an upper-level apartment and flexible occupancy options.
Property Size2,686 SF
Price / SF$290.36
Days on Market173
Property Features for 100 Valley Street
General Information
Standard status
Active
Size
2,686 SF
Total Parking Spaces
10
Property subtype
Multi-family / 2 Family
Zoning
RES
Taxes and HOA fees
Annual Taxes
$7,824
Amenities
No
Wood, Tile, Carpet, Laminate
Range, Dishwasher, Refrigerator, Washer, Dryer
1
Yes
3.0
Washer Hookup
Partially Finished
Living Room, Dining Room, Kitchen, Family Room, Office/Den, Sunroom, Security System
2
2.50
3
Fenced
Frame
Shingle
Level
Shed(s)
Balcony/Deck, Sprinkler System, Fenced Yard, Deck, Patio
Deck, Patio
Building Details
Year Built
1965
Listing Agency:
Curtis & Colletta Realty Associates
(978) 761-4756
Listed By:
Anna Colletta · License #9569187
(978) 761-4756
Source:
Compass
Added: Mar 12
Changed: Aug 30
Last Checked: Aug 30 at 7:40PM
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 Curtis & Colletta Realty Associates
Investment Insights
Based on property information with market context.
This two-family property includes a 2,686-square-foot, three-bedroom main residence and a separate two-bedroom apartment positioned above the garage. The primary home has living, dining, kitchen, and family room areas, along with a sunroom and a partially finished basement that includes office or additional living space. A two-car garage, two driveways, fenced outdoor areas, a shed, deck, and patio add practical utility. Solar panels and a Generac generator are also included.
The property occupies nearly an acre and carries RES zoning. Constructed in 1965, it is being sold as-is and requires updating, providing a configuration that can accommodate owner occupancy, extended household use, or rental arrangements supported by the separate apartment.
The property occupies nearly an acre and carries RES zoning. Constructed in 1965, it is being sold as-is and requires updating, providing a configuration that can accommodate owner occupancy, extended household use, or rental arrangements supported by the separate apartment.
Key Highlights
- 2,686‑square‑foot two‑family property on nearly an acre
- Three‑bedroom main home with sunroom and partially finished basement
- Separate 2‑bedroom apartment above a 2‑car garage
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
$45,394
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
5.82%
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%
$907,880
$907.9K
Cap Rate 7%
$648,486
$648.5K
Cap Rate 9%
$504,378
$504.4K
Market Conditions
NOI Build-Up for 2,686 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
$68.5K $25.50/SF
− Vacancy
−$3.6K −$1.36/SF
EGI
$64.8K $24.14/SF
− OpEx
−$19.5K −$7.24/SF
NOI
$45.4K $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%
$907,880
Cap Rate 7%
$648,486
Cap Rate 9%
$504,378
Alternative Uses
Best Use
Multifamily LT 5
$648.5K
$567.4K – $756.6K
NOI $45,394 @ 7.0% cap · market cap 5.82%
Second Best
Apartment 5plus
$597.7K
$523.0K – $697.3K
NOI $41,837 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$1.59M
$1.39M – $1.86M
NOI $111,307 @ 7.0% cap · market cap 14.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 02359, MA
18,361
Population
7,173
Households
2.6
Avg Household Size
43
Median Age
46%
College-Educated
97%
High-School Grad
21.8 sq mi
ZIP Area
842
Density / Sq Mi
$141,332
Median Household Income
$69,860
Median Earnings
$2,413
Median Rent
$550,300
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 distinct living spaces combine a primary residence with an upper-level apartment and flexible occupancy options.
Where is this duplex located?
The property is located at 100 Valley Street Pembroke, MA.
What is the asking price?
The asking price for this property is $779,900.
What are key features of this property?
This property features: 2,686‑square‑foot two‑family property on nearly an acre; Three‑bedroom main home with sunroom and partially finished basement; Separate 2‑bedroom apartment above a 2‑car garage
