Duplex with Barn
New
For Sale
$699,000
126 West St, Stoughton, MA 02072
Two separately metered units combine rental occupancy with substantial outdoor space and on-site storage.
Property Size2,006 SF
Days on Market6
Property Features for 126 West St
General Information
Standard status
Active
Size
2,006 SF
Property subtype
Investment
Occupancy
100%
Property Condition
Severity
Repairs Needed
Evidence
will need TLC
Financials
Gross Income
$50,400
Average Monthly Rent
$2,100
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$7,664
Building Details
Building Size
2,006 SF
Year Built
1929
Stories
2
Units
2
Tenancy
Multi
Listed By:
Michelle Vainshtein
(617) 249-3993
Source:
Elliman
Added: Sep 10
Changed: Sep 14
Last Checked: Sep 15 at 8:14AM
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 Michelle Vainshtein
Investment Insights
Based on property information with market context.
This two-family property includes two residential units, each configured with 2 bedrooms and 1 bathroom. The 1929 home has been maintained over time but requires TLC and is offered in AS-IS condition. Both units are currently occupied, with separate metering for heat and electric. Recent property work includes replacement of both oil tanks and one hot water heater, along with cosmetic improvements and energy-efficient windows.
The property occupies over an acre at 126 West St in Stoughton, Massachusetts. Two driveways provide on-site parking, while a three-story barn adds substantial storage capacity. The expansive backyard offers space for pets, gardening, recreation, and outdoor gatherings. The property has remained fully occupied since 2020.
The property occupies over an acre at 126 West St in Stoughton, Massachusetts. Two driveways provide on-site parking, while a three-story barn adds substantial storage capacity. The expansive backyard offers space for pets, gardening, recreation, and outdoor gatherings. The property has remained fully occupied since 2020.
Key Highlights
- Two units, each with 2 bedrooms and 1 bathroom
- Over an acre of land at 126 West St, Stoughton, MA 02072
- Three‑story barn provides substantial storage space
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
$35,934
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
5.14%
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%
$718,680
$718.7K
Cap Rate 7%
$513,343
$513.3K
Cap Rate 9%
$399,267
$399.3K
Market Conditions
NOI Build-Up for 2,006 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
$54.2K $27.00/SF
− Vacancy
−$2.8K −$1.41/SF
EGI
$51.3K $25.59/SF
− OpEx
−$15.4K −$7.68/SF
NOI
$35.9K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$718,680
Cap Rate 7%
$513,343
Cap Rate 9%
$399,267
Alternative Uses
Best Use
Multifamily LT 5
$513.3K
$449.2K – $598.9K
NOI $35,934 @ 7.0% cap · market cap 5.14%
Second Best
Apartment 5plus
$473.6K
$414.4K – $552.6K
NOI $33,155 @ 7.0% cap · market cap 4.74%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,128 @ 7.0% cap · market cap 11.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
265
Businesses Nearby
Explore this area
Business Placement
Demographics for 02072, MA
29,281
Population
11,346
Households
2.6
Avg Household Size
44
Median Age
41%
College-Educated
91%
High-School Grad
16.1 sq mi
ZIP Area
1,819
Density / Sq Mi
$104,164
Median Household Income
$55,250
Median Earnings
$1,993
Median Rent
$496,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Two separately metered units combine rental occupancy with substantial outdoor space and on-site storage.
Where is this duplex located?
The property is located at 126 West St Stoughton, MA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1 bathroom; Over an acre of land at 126 West St, Stoughton, MA 02072; Three‑story barn provides substantial storage space
