Historic Two-Unit
For Sale
$574,900
14 West Street, East Bridgewater, MA 02333
Converted former fire station with separate entrances and vacant delivery for both residences.
Property Size1,873 SF
Price / SF$306.94
Days on Market11
Property Features for 14 West Street
General Information
Standard status
Active
Size
1,873 SF
Property subtype
Multi-family
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Building Details
Year Built
1898
Stories
2
Listing Agency:
RE/MAX Synergy
Listed By:
Luis Martins Realty Team
(508) 823-9400
Source:
Ballowhutchinsonrealestate
Added: Aug 2
Changed: Aug 11
Last Checked: Aug 12 at 3:34AM
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 RE/MAX Synergy
Investment Insights
Based on property information with market context.
This 1,873-square-foot duplex occupies a converted former fire station dating to 1898. The first-floor residence includes two bedrooms and one bathroom, while the upper-level unit provides one bedroom, one bathroom, and an independent entrance. Both units will be vacant at transfer, allowing the property to be configured for owner occupancy, leasing, or full-property use.
The property is located at 14 West Street in East Bridgewater, Massachusetts, on a quiet street with a neighborhood setting. Shopping, restaurants, schools, parks, and major commuter routes are described as minutes away, adding convenient access to everyday services and regional travel connections.
The property is located at 14 West Street in East Bridgewater, Massachusetts, on a quiet street with a neighborhood setting. Shopping, restaurants, schools, parks, and major commuter routes are described as minutes away, adding convenient access to everyday services and regional travel connections.
Key Highlights
- Converted former fire station built in 1898
- 1,873 SF duplex with two separate residences
- First‑floor 2‑bedroom, 1‑bath unit
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
$31,654
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
5.51%
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%
$633,080
$633.1K
Cap Rate 7%
$452,200
$452.2K
Cap Rate 9%
$351,711
$351.7K
Market Conditions
NOI Build-Up for 1,873 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
$47.8K $25.50/SF
− Vacancy
−$2.5K −$1.36/SF
EGI
$45.2K $24.14/SF
− OpEx
−$13.6K −$7.24/SF
NOI
$31.7K $16.90/SF
Area
Plymouth County, MA
Vacancy
5.32%
Lease Rate
$25.50 /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%
$633,080
Cap Rate 7%
$452,200
Cap Rate 9%
$351,711
Alternative Uses
Best Use
Multifamily LT 5
$452.2K
$395.7K – $527.6K
NOI $31,654 @ 7.0% cap · market cap 5.51%
Second Best
Apartment 5plus
$416.8K
$364.7K – $486.2K
NOI $29,174 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$1.11M
$970.2K – $1.29M
NOI $77,617 @ 7.0% cap · market cap 13.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
75
Businesses Nearby
Explore this area
Business Placement
Demographics for 02333, MA
14,382
Population
5,165
Households
2.8
Avg Household Size
43
Median Age
34%
College-Educated
96%
High-School Grad
17.2 sq mi
ZIP Area
836
Density / Sq Mi
$128,679
Median Household Income
$53,850
Median Earnings
$1,566
Median Rent
$474,000
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 - Converted former fire station with separate entrances and vacant delivery for both residences.
Where is this duplex located?
The property is located at 14 West Street East Bridgewater, MA.
What is the asking price?
The asking price for this property is $574,900.
What are key features of this property?
This property features: Converted former fire station built in 1898; 1,873 SF duplex with two separate residences; First‑floor 2‑bedroom, 1‑bath unit
