Updated Two-Unit
New
For Sale
$529,900
117 Bacon St, Attleboro, MA 02703
Residential Income, Attleboro, MA
Property Size1,852 SF
Lot Size0.10 Acres
Price / SF$286.12
Days on Market4
Property Features for 117 Bacon St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 1
Parking
4
Directions
Route 1 to Bacon S
Standard status
Active
APN
M:0003 B:0000 L:0143,2753921
Size
1,852 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5438
Building Details
Year built
1925
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Elite · Keller Williams Realty
(508) 695-4545
Added: Aug 27
Changed: Aug 29
Last Checked: Aug 30 at 10:06AM
MLS# 73569368
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.
Investment Insights
Based on property information with market context.
This 1,852-square-foot duplex, built in 1925, contains two residential units. Each unit includes two bedrooms, one full bathroom, an eat-in kitchen, a family room, and hardwood flooring. Updates have been completed throughout, while the basement adds storage and usable supplemental space. The property is zoned R2 and occupies 0.0993 acres.
One unit is vacant, and the other is occupied by a tenant at will, creating distinct occupancy options for a new owner. The property is located at 117 Bacon St in Attleboro, with access to major highways and public transportation. Its two-unit layout and existing residential configuration support both owner occupancy and income-producing use.
One unit is vacant, and the other is occupied by a tenant at will, creating distinct occupancy options for a new owner. The property is located at 117 Bacon St in Attleboro, with access to major highways and public transportation. Its two-unit layout and existing residential configuration support both owner occupancy and income-producing use.
Key Highlights
- Two‑unit duplex with 1,852 square feet of property size
- Each unit has 2 bedrooms, 1 full bath, an eat‑in kitchen, family room, and hardwood floors
- One unit is vacant; the second is occupied by a tenant at will
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
$33,097
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
6.25%
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%
$661,940
$661.9K
Cap Rate 7%
$472,814
$472.8K
Cap Rate 9%
$367,744
$367.7K
Market Conditions
NOI Build-Up for 1,852 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
$51.1K $27.60/SF
− Vacancy
−$3.8K −$2.07/SF
EGI
$47.3K $25.53/SF
− OpEx
−$14.2K −$7.66/SF
NOI
$33.1K $17.87/SF
Area
Bristol County, MA
Vacancy
7.50%
Lease Rate
$27.60 /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%
$661,940
Cap Rate 7%
$472,814
Cap Rate 9%
$367,744
Alternative Uses
Best Use
Multifamily LT 5
$472.8K
$413.7K – $551.6K
NOI $33,097 @ 7.0% cap · market cap 6.25%
Second Best
Apartment 5plus
$439.4K
$384.5K – $512.6K
NOI $30,758 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$1.13M
$986.9K – $1.32M
NOI $78,949 @ 7.0% cap · market cap 14.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
374
Businesses Nearby
Explore this area
Business Placement
Demographics for 02703, MA
46,389
Population
19,014
Households
2.4
Avg Household Size
42
Median Age
34%
College-Educated
90%
High-School Grad
26.8 sq mi
ZIP Area
1,731
Density / Sq Mi
$93,352
Median Household Income
$51,637
Median Earnings
$1,446
Median Rent
$409,400
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 residential units offer hardwood floors, updated interiors, and flexible occupancy arrangements.
Where is this duplex located?
The property is located at 117 Bacon St Attleboro, MA.
What is the asking price?
The asking price for this property is $529,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,852 square feet of property size; Each unit has 2 bedrooms, 1 full bath, an eat‑in kitchen, family room, and hardwood floors; One unit is vacant; the second is occupied by a tenant at will
