Triplex with Detached
New
For Sale
$725,000
11 Pothier St, Bellingham, MA 02019
Three residential units offer varied layouts, private outdoor space, shared laundry, storage, and substantial off-street parking.
Property Size2,660 SF
Days on Market3
Property Features for 11 Pothier St
General Information
Standard status
Active
Size
2,660 SF
Property subtype
Investment
Additional Details
Road Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$5,584
Amenities
private decks
laundry
storage lockers
fenced backyard
Building Details
Building Size
2,660 SF
Year Built
1914
Stories
3
Units
3
Listing Agency:
RE/MAX Real Estate Center
Listed By:
Campos Homes
(508) 594-3223
Source:
Elliman
Added: Sep 11
Last Checked: Sep 13 at 9:10AM
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 RE/MAX Real Estate Center
Investment Insights
Based on property information with market context.
This 1914 triplex at 11 Pothier St includes three units arranged as 3-bedroom, 2-bedroom, and 1-bedroom residences. Each unit has a kitchen and dining area, while private decks add exterior living space. Unit 1 has newer flooring and paint. A brand-new 6-bedroom septic system supports the property.
The full basement provides a shared laundry area and secured storage lockers assigned to each unit. Additional improvements include updated electrical panels with Romex wiring, a detached 2-car garage, generous off-street parking, and a fenced backyard. The property sits on a dead-end street near shopping, schools, parks, and major commuter routes in Bellingham, Massachusetts.
The full basement provides a shared laundry area and secured storage lockers assigned to each unit. Additional improvements include updated electrical panels with Romex wiring, a detached 2-car garage, generous off-street parking, and a fenced backyard. The property sits on a dead-end street near shopping, schools, parks, and major commuter routes in Bellingham, Massachusetts.
Key Highlights
- Three‑unit configuration with 3‑bedroom, 2‑bedroom, and 1‑bedroom layouts
- Brand‑new 6‑bedroom septic system
- Detached 2‑car garage and generous off‑street parking
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
$47,650
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
6.57%
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%
$953,000
$953.0K
Cap Rate 7%
$680,714
$680.7K
Cap Rate 9%
$529,444
$529.4K
Market Conditions
NOI Build-Up for 2,660 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
$71.8K $27.00/SF
− Vacancy
−$3.7K −$1.41/SF
EGI
$68.1K $25.59/SF
− OpEx
−$20.4K −$7.68/SF
NOI
$47.6K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$953,000
Cap Rate 7%
$680,714
Cap Rate 9%
$529,444
Alternative Uses
Best Use
Multifamily LT 5
$680.7K
$595.6K – $794.2K
NOI $47,650 @ 7.0% cap · market cap 6.57%
Second Best
Apartment 5plus
$628.1K
$549.6K – $732.8K
NOI $43,965 @ 7.0% cap · market cap 6.06%
Theoretical Best
Office A
$1.57M
$1.38M – $1.84M
NOI $110,230 @ 7.0% cap · market cap 15.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
381
Businesses Nearby
Explore this area
Business Placement
Demographics for 02019, MA
16,945
Population
6,555
Households
2.6
Avg Household Size
43
Median Age
40%
College-Educated
95%
High-School Grad
18.3 sq mi
ZIP Area
926
Density / Sq Mi
$120,966
Median Household Income
$61,453
Median Earnings
$1,788
Median Rent
$425,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Three residential units offer varied layouts, private outdoor space, shared laundry, storage, and substantial off-street parking.
Where is this triplex located?
The property is located at 11 Pothier St Bellingham, MA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Three‑unit configuration with 3‑bedroom, 2‑bedroom, and 1‑bedroom layouts; Brand‑new 6‑bedroom septic system; Detached 2‑car garage and generous off‑street parking
