Marshfield Rooming House For
For Sale
$1,570,000
1122 Ocean St, Marshfield, MA 02050
15-room Marshfield rooming house with recent renovations and on-site manager.
Property Size3,510 SF
Lot Size0.23 Acres
Price / SF$447.29
Days on Market185
Property Features for 1122 Ocean St
General Information
Standard status
Active
Size
3,510 SF
Total Parking Spaces
15
Lot size
0.23 Acres
Property subtype
Multifamily
Taxes and HOA fees
Annual Taxes
$5,644
Building Details
Building Size
3,510 SF
Year Built
1968
Listing Agency:
United Multi Family Corporation
Listed By:
Richard Cawley · License #134301
(617) 529-1141
Source:
Classifiedrealtygroup
Added: Mar 27
Changed: Sep 23
Last Checked: Sep 26 at 4:08AM
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 United Multi Family Corporation
Investment Insights
Based on property information with market context.
The property at 1122 Ocean St, Marshfield, MA, is a licensed rooming house. Constructed in 1968, this two-story garden-style building contains 15 rooms and 3 full bathrooms. The gross square footage is 3510, situated on a 10,018 square foot lot. Recent improvements, according to the owner, total close to $200,000 and include the renovation of 12 rooms, 3 baths, and common areas. There are approximately 20 parking spaces in the rear and 8 spaces in the front. An on-site resident manager is available to stay on for a reasonable fee. Unit 14 has an all-in-one kitchen, which may qualify for higher rent from Section 8.
Key Highlights
- Licensed rooming house with 15 rooms and 3 full bathrooms.
- Recent renovations totaling close to $200K, including 12 rooms, 3 baths, and common areas.
- Potential for higher rent from Section‑8 for Unit 14 with its all‑in‑one kitchen.
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
$54,672
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
3.48%
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%
$1,093,440
$1.1M
Cap Rate 7%
$781,029
$781.0K
Cap Rate 9%
$607,467
$607.5K
Market Conditions
NOI Build-Up for 3,510 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
$105.3K $30.00/SF
− Vacancy
−$5.9K −$1.68/SF
EGI
$99.4K $28.32/SF
− OpEx
−$44.7K −$12.74/SF
NOI
$54.7K $15.58/SF
Area
Plymouth County, MA
Vacancy
5.60%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,093,440
Cap Rate 7%
$781,029
Cap Rate 9%
$607,467
Alternative Uses
Best Use
Apartment 5plus
$781.0K
$683.4K – $911.2K
NOI $54,672 @ 7.0% cap · market cap 3.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.08M
$1.82M – $2.42M
NOI $145,454 @ 7.0% cap · market cap 9.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
116
Businesses Nearby
Explore this area
Business Placement
Demographics for 02050, MA
25,956
Population
11,697
Households
2.2
Avg Household Size
48
Median Age
53%
College-Educated
97%
High-School Grad
28.8 sq mi
ZIP Area
901
Density / Sq Mi
$125,436
Median Household Income
$63,529
Median Earnings
$1,620
Median Rent
$622,600
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?
Multifamily property - 15-room Marshfield rooming house with recent renovations and on-site manager.
Where is this multifamily property located?
The property is located at 1122 Ocean St Marshfield, MA.
What is the asking price?
The asking price for this property is $1,570,000.
What are key features of this property?
This property features: Licensed rooming house with 15 rooms and 3 full bathrooms.; Recent renovations totaling close to $200K, including 12 rooms, 3 baths, and common areas.; Potential for higher rent from Section‑8 for Unit 14 with its all‑in‑one kitchen.
