Residential Income
For Sale
$834,750
13 Forest Ave, Plymouth, MA 02360
Residential income property with off-street access and partial interior features in Plymouth County.
Property Size2,581 SF
Price / SF$323.42
Days on Market162
Property Features for 13 Forest Ave
General Information
Standard status
Active
Size
2,581 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Zoning
TC
Taxes and HOA fees
Annual Taxes
$7,190
Amenities
false
Wood, Vinyl
No
Shingle
Rain Gutters
Public Transportation, Shopping, Park, Walk/Jog Trails, Highway Access, T-Station, University
for Gas Range
4
Building Details
Year Built
1917
Stories
3
Listing Agency:
The Sobran Group
(617) 548-3680
Listed By:
Evan Sobran · License #9506207
Source:
Arborviewrealtyinc
Added: Mar 22
Changed: Aug 29
Last Checked: Apr 22 at 10:49AM
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 The Sobran Group
Investment Insights
Based on property information with market context.
This residential income property dates to 1917 and includes partial interior features with an interior entry. Exterior amenities include off-street parking and rain gutters. The property carries TC zoning.
Access is provided by a driveway positioned between two stores along 3A, immediately before Forest Ave. The property is located at 13 Forest Ave in Plymouth, Massachusetts, within Plymouth County.
Access is provided by a driveway positioned between two stores along 3A, immediately before Forest Ave. The property is located at 13 Forest Ave in Plymouth, Massachusetts, within Plymouth County.
Key Highlights
- 1917 construction date
- TC zoning designation
- Off‑street parking available
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
$40,202
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
4.82%
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%
$804,040
$804.0K
Cap Rate 7%
$574,314
$574.3K
Cap Rate 9%
$446,689
$446.7K
Market Conditions
NOI Build-Up for 2,581 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
$77.4K $30.00/SF
− Vacancy
−$4.3K −$1.68/SF
EGI
$73.1K $28.32/SF
− OpEx
−$32.9K −$12.74/SF
NOI
$40.2K $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%
$804,040
Cap Rate 7%
$574,314
Cap Rate 9%
$446,689
Alternative Uses
Best Use
Apartment 5plus
$574.3K
$502.5K – $670.0K
NOI $40,202 @ 7.0% cap · market cap 4.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.53M
$1.34M – $1.78M
NOI $106,956 @ 7.0% cap · market cap 12.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
619
Businesses Nearby
Explore this area
Business Placement
Demographics for 02360, MA
61,134
Population
28,598
Households
2.1
Avg Household Size
47
Median Age
45%
College-Educated
96%
High-School Grad
96.4 sq mi
ZIP Area
634
Density / Sq Mi
$111,975
Median Household Income
$55,595
Median Earnings
$1,831
Median Rent
$494,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Residential income property with off-street access and partial interior features in Plymouth County.
Where is this residential income property located?
The property is located at 13 Forest Ave Plymouth, MA.
What is the asking price?
The asking price for this property is $834,750.
What are key features of this property?
This property features: 1917 construction date; TC zoning designation; Off‑street parking available
