Two-Unit Duplex with
New
For Sale
$625,000
127 Maple St, Attleboro, MA 02703
Two-bedroom units offer separate living spaces, full kitchens, and flexible occupancy or rental arrangements.
Property Size2,100 SF
Days on Market4
Property Features for 127 Maple St
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Investment
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,414
Amenities
laundry hookups
washer/dryer
Building Details
Building Size
2,100 SF
Year Built
2009
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
(401) 225-7070
Listed By:
Jazzmine Napolitano · License #1000151
(401) 225-7070
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 22 at 9:01AM
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 Jazzmine Napolitano
Investment Insights
Based on property information with market context.
Built in 2009, this duplex contains two residential units, each with two bedrooms, a living area, a full kitchen, and natural light. The first-floor unit includes laundry hookups, while the second-floor unit includes a washer and dryer that convey with the property. The upper unit also has a newer heating and central air-conditioning system.
Both units are occupied under month-to-month tenancies, allowing continued rental use or future changes in occupancy. The layout supports an owner-occupant arrangement with one unit used as a residence and the other retained as a rental. The property is located at 127 Maple St in Attleboro, Massachusetts, with a BikeScore of 62, a walk score of 0, and a transit score of 37.
Both units are occupied under month-to-month tenancies, allowing continued rental use or future changes in occupancy. The layout supports an owner-occupant arrangement with one unit used as a residence and the other retained as a rental. The property is located at 127 Maple St in Attleboro, Massachusetts, with a BikeScore of 62, a walk score of 0, and a transit score of 37.
Key Highlights
- Two‑unit duplex built in 2009
- Each unit includes 2 bedrooms, a living area, and a full kitchen
- Month‑to‑month tenancies currently in place
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
$37,529
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
6.00%
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%
$750,580
$750.6K
Cap Rate 7%
$536,129
$536.1K
Cap Rate 9%
$416,989
$417.0K
Market Conditions
NOI Build-Up for 2,100 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
$58.0K $27.60/SF
− Vacancy
−$4.3K −$2.07/SF
EGI
$53.6K $25.53/SF
− OpEx
−$16.1K −$7.66/SF
NOI
$37.5K $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%
$750,580
Cap Rate 7%
$536,129
Cap Rate 9%
$416,989
Alternative Uses
Best Use
Multifamily LT 5
$536.1K
$469.1K – $625.5K
NOI $37,529 @ 7.0% cap · market cap 6.00%
Second Best
Apartment 5plus
$498.2K
$436.0K – $581.3K
NOI $34,877 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,520 @ 7.0% cap · market cap 14.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
771
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-bedroom units offer separate living spaces, full kitchens, and flexible occupancy or rental arrangements.
Where is this duplex located?
The property is located at 127 Maple St Attleboro, MA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2009; Each unit includes 2 bedrooms, a living area, and a full kitchen; Month‑to‑month tenancies currently in place
