Side-by-Side Duplex with Hardwood
New
For Sale
$749,900
32-34 Eddy St, Mansfield, MA 02048
Well-maintained duplex with updated bathrooms, outdoor decks, and separate side-by-side residences.
Property Size2,268 SF
Days on Market4
Property Features for 32-34 Eddy St
General Information
Standard status
Active
Size
2,268 SF
Property subtype
Investment
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,202
Amenities
hardwood floors
in-unit laundry
decks
yard
Building Details
Building Size
2,268 SF
Year Built
1900
Buildings
1
Stories
3
Units
2
Listing Agency:
Jack Conway & Co Inc.
Listed By:
LeeAnn Cerretani
(508) 954-2621
Source:
Elliman
Added: Sep 10
Last Checked: Sep 13 at 9:11AM
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 Jack Conway & Co Inc.
Investment Insights
Based on property information with market context.
This two-family property in Mansfield, MA, contains two side-by-side residences with two bedrooms in each unit. Hardwood flooring extends throughout both homes, while the bathrooms have been updated with vinyl flooring. One unit offers single-level living, and the other includes in-unit laundry. Both residences open to front and side decks overlooking the maintained yard.
The decks were replaced in 2024 and 2025 with composite decking and vinyl railings. The property also has two new hot water heaters installed in 2026. The roof dates to 2008 and uses 30-year shingles, while the exterior was painted in 2022 with annual touch-ups and shingle repairs. Located at 32-34 Eddy St, the property has a Walk Score of 82 and a Bike Score of 55.
The decks were replaced in 2024 and 2025 with composite decking and vinyl railings. The property also has two new hot water heaters installed in 2026. The roof dates to 2008 and uses 30-year shingles, while the exterior was painted in 2022 with annual touch-ups and shingle repairs. Located at 32-34 Eddy St, the property has a Walk Score of 82 and a Bike Score of 55.
Key Highlights
- Two side‑by‑side units with two bedrooms each
- Hardwood floors throughout both residences
- Updated bathrooms with vinyl flooring
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
$40,531
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
5.40%
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%
$810,620
$810.6K
Cap Rate 7%
$579,014
$579.0K
Cap Rate 9%
$450,344
$450.3K
Market Conditions
NOI Build-Up for 2,268 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
$62.6K $27.60/SF
− Vacancy
−$4.7K −$2.07/SF
EGI
$57.9K $25.53/SF
− OpEx
−$17.4K −$7.66/SF
NOI
$40.5K $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%
$810,620
Cap Rate 7%
$579,014
Cap Rate 9%
$450,344
Alternative Uses
Best Use
Multifamily LT 5
$579.0K
$506.6K – $675.5K
NOI $40,531 @ 7.0% cap · market cap 5.40%
Second Best
Apartment 5plus
$538.1K
$470.8K – $627.8K
NOI $37,667 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,682 @ 7.0% cap · market cap 12.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
491
Businesses Nearby
Explore this area
Business Placement
Demographics for 02048, MA
23,860
Population
9,228
Households
2.6
Avg Household Size
40
Median Age
51%
College-Educated
96%
High-School Grad
20.1 sq mi
ZIP Area
1,187
Density / Sq Mi
$131,409
Median Household Income
$65,154
Median Earnings
$1,702
Median Rent
$571,000
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 - Well-maintained duplex with updated bathrooms, outdoor decks, and separate side-by-side residences.
Where is this duplex located?
The property is located at 32-34 Eddy St Mansfield, 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: Two side‑by‑side units with two bedrooms each; Hardwood floors throughout both residences; Updated bathrooms with vinyl flooring
