Move-In Ready Three-Family
For Sale
$948,800
125 Main St, Rockport, MA 01966
Well-maintained three-family with two one-bedroom units across the first and second floors and a third-floor one-bedroom.
Property Size2,508 SF
Lot Size0.23 Acres
Price / SF$378.31
Days on Market118
Property Features for 125 Main St
General Information
Standard status
Active
Size
2,508 SF
Lot size
0.23 Acres
Property subtype
Residential Income
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$6,689
Building Details
Stories
3
Listing Agency:
RE/MAX Beacon
(508) 878-1659
Listed By:
Fintan Madden · License #9022402
(508) 878-1659
Source:
Exprealty
Added: Apr 28
Changed: Aug 23
Last Checked: Jul 23 at 8:48AM
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 Beacon
Investment Insights
Based on property information with market context.
This move-in ready three-family offers a practical mix of residential living spaces with two oversized one-bedroom units on the first and second floors and a bright one-bedroom on the third floor. The property is described as well-maintained, and the layout on the first and second floors is noted as flexible.
The home sits on a generous 10,000 sq. ft. lot with ample off-street parking, supporting convenient day-to-day access. The property is positioned in Rockport’s village area near downtown shops and dining.
Utilities are separated by floor: the first and second floors are heated by oil, while the third floor uses electric heat, helping simplify building operations for an owner or investor.
The home sits on a generous 10,000 sq. ft. lot with ample off-street parking, supporting convenient day-to-day access. The property is positioned in Rockport’s village area near downtown shops and dining.
Utilities are separated by floor: the first and second floors are heated by oil, while the third floor uses electric heat, helping simplify building operations for an owner or investor.
Key Highlights
- Three‑family rental with two 1‑bedroom units on the 1st and 2nd floors and a bright 3rd‑floor 1‑bedroom
- Year built 1875 with a well‑maintained, move‑in ready interior
- 10,000 sq. ft. lot with ample 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
$42,250
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
4.45%
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%
$845,000
$845.0K
Cap Rate 7%
$603,571
$603.6K
Cap Rate 9%
$469,444
$469.4K
Market Conditions
NOI Build-Up for 2,508 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
$63.2K $25.20/SF
− Vacancy
−$2.8K −$1.13/SF
EGI
$60.4K $24.07/SF
− OpEx
−$18.1K −$7.22/SF
NOI
$42.3K $16.85/SF
Area
Essex County, MA
Vacancy
4.50%
Lease Rate
$25.20 /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%
$845,000
Cap Rate 7%
$603,571
Cap Rate 9%
$469,444
Alternative Uses
Best Use
Multifamily LT 5
$603.6K
$528.1K – $704.2K
NOI $42,250 @ 7.0% cap · market cap 4.45%
Second Best
Apartment 5plus
$544.8K
$476.7K – $635.6K
NOI $38,138 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,931 @ 7.0% cap · market cap 10.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
637
Businesses Nearby
Explore this area
Business Placement
Demographics for 01966, MA
6,992
Population
4,232
Households
1.7
Avg Household Size
57
Median Age
57%
College-Educated
95%
High-School Grad
7.0 sq mi
ZIP Area
999
Density / Sq Mi
$93,227
Median Household Income
$42,443
Median Earnings
$1,827
Median Rent
$692,500
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?
Triplex - Well-maintained three-family with two one-bedroom units across the first and second floors and a third-floor one-bedroom.
Where is this triplex located?
The property is located at 125 Main St Rockport, MA.
What is the asking price?
The asking price for this property is $948,800.
What are key features of this property?
This property features: Three‑family rental with two 1‑bedroom units on the 1st and 2nd floors and a bright 3rd‑floor 1‑bedroom; Year built 1875 with a well‑maintained, move‑in ready interior; 10,000 sq. ft. lot with ample off‑street parking
