Two-Unit Residential Income Property with Inground
For Sale
$749,900
Pending
59 South St, Easton, MA 02375
Owner-occupied setup with separate utilities, updated interiors, and a private inground pool on sizable grounds.
Property Size2,389 SF
Days on Market51
Property Features for 59 South St
General Information
Standard status
Pending
Size
2,389 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$6,637
Building Details
Building Size
2,389 SF
Year Built
1920
Stories
3
Units
2
Listing Agency:
(508) 326-5320
Listed By:
Deric Lipski
(508) 326-5320
Source:
Elliman
Added: Jun 21
Changed: Aug 8
Last Checked: Aug 10 at 5:07AM
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 Deric Lipski
Investment Insights
Based on property information with market context.
This two-unit residential income property is configured like a private estate, with a larger owner’s unit and a separate rental unit on 2.6 acres. Both units have updated kitchens and baths and have been freshly painted. Additional improvements cited include updated heat, electrical, and roof, along with separate utilities for each unit. Outdoor amenities include a Trex deck overlooking an inground pool, a cabana, and a spacious backyard. A storage shed is also included, and the property offers parking for 12+ vehicles.
Located at 59 South St in Easton, the home’s setting emphasizes privacy and usable outdoor space. The listing notes bikeScore of 35 (somewhat bikeable) and walkScore of 47 (car-dependent), reflecting a drive-oriented area.
This layout can serve an owner-occupant who wants rental income while keeping living space more substantial than a typical two-family arrangement. The property is described as being delivered vacant, and it is being connected to the town sewer prior to closing, which may help streamline post-close operational needs for both units.
Located at 59 South St in Easton, the home’s setting emphasizes privacy and usable outdoor space. The listing notes bikeScore of 35 (somewhat bikeable) and walkScore of 47 (car-dependent), reflecting a drive-oriented area.
This layout can serve an owner-occupant who wants rental income while keeping living space more substantial than a typical two-family arrangement. The property is described as being delivered vacant, and it is being connected to the town sewer prior to closing, which may help streamline post-close operational needs for both units.
Key Highlights
- 2‑family property built in 1920 on 2.6 acres of usable grounds with a private inground pool, cabana, and spacious backyard
- Owner’s unit is larger than the rental unit and includes a Trex deck overlooking the pool, cabana, and yard
- Both units have updated kitchens and baths plus freshly painted interiors
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
$42,694
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
5.69%
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%
$853,880
$853.9K
Cap Rate 7%
$609,914
$609.9K
Cap Rate 9%
$474,378
$474.4K
Market Conditions
NOI Build-Up for 2,389 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
$65.9K $27.60/SF
− Vacancy
−$4.9K −$2.07/SF
EGI
$61.0K $25.53/SF
− OpEx
−$18.3K −$7.66/SF
NOI
$42.7K $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%
$853,880
Cap Rate 7%
$609,914
Cap Rate 9%
$474,378
Alternative Uses
Best Use
Multifamily LT 5
$609.9K
$533.7K – $711.6K
NOI $42,694 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$566.8K
$496.0K – $661.3K
NOI $39,677 @ 7.0% cap · market cap 5.29%
Theoretical Best
Office A
$1.45M
$1.27M – $1.70M
NOI $101,840 @ 7.0% cap · market cap 13.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
126
Businesses Nearby
Explore this area
Business Placement
Demographics for 02375, MA
10,373
Population
4,682
Households
2.2
Avg Household Size
44
Median Age
50%
College-Educated
97%
High-School Grad
13.8 sq mi
ZIP Area
752
Density / Sq Mi
$117,717
Median Household Income
$72,166
Median Earnings
$2,080
Median Rent
$492,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Owner-occupied setup with separate utilities, updated interiors, and a private inground pool on sizable grounds.
Where is this duplex located?
The property is located at 59 South St Easton, MA.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: 2‑family property built in 1920 on 2.6 acres of usable grounds with a private inground pool, cabana, and spacious backyard; Owner’s unit is larger than the rental unit and includes a Trex deck overlooking the pool, cabana, and yard; Both units have updated kitchens and baths plus freshly painted interiors
