Updated Duplex with Separate
New
For Sale
$700,000
Pending
152-154 Reed St, Rockland, MA 02370
Two residential units include gas cooking and washer/dryer hookups.
Property Size2,214 SF
Days on Market2
Property Features for 152-154 Reed St
General Information
Standard status
Pending
Size
2,214 SF
Total Parking Spaces
6
Elevators
No
Property subtype
Multi Family Home
Zoning
RESIDE
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2BR/1BA, 3BR/1BA
Multifamily Units
2
Additional Details
Furnished
No
Taxes and HOA fees
Annual Taxes
$8,580
Amenities
gas cooking
washer/dryer hookups
French drains
Building Details
Building Size
2,214 SF
Year Built
1900
Buildings
1
Stories
3
Units
2
Tenancy
Multi
Abandoned
No
Listing Agency:
Lamacchia Realty, Inc.
(617) 733-6382
Listed By:
Beatrice Murphy
(617) 733-6382
Source:
Alliancepartnersre
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 4:33AM
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 Lamacchia Realty, Inc.
Investment Insights
Based on property information with market context.
This 2,214-square-foot duplex, built in 1900, contains two distinct residential units. The first-floor apartment has 2 bedrooms and 1 full bath, while the upper residence is arranged across two levels with 3 bedrooms and 1 full bath. Each unit has its own utilities, gas cooking, and washer/dryer hookups. The property is zoned RESIDE.
Recent property work includes a roof and siding approximately 3 years old, updated electrical service, and new water heaters. French drains have also been installed in the basement. Located at 152-154 Reed St in Rockland, the property is near downtown shopping and dining, athletic fields, schools, and commuter routes.
Recent property work includes a roof and siding approximately 3 years old, updated electrical service, and new water heaters. French drains have also been installed in the basement. Located at 152-154 Reed St in Rockland, the property is near downtown shopping and dining, athletic fields, schools, and commuter routes.
Key Highlights
- Two‑unit residential property with separate utilities
- First‑floor unit: 2 bedrooms and 1 full bath
- Two‑level second unit: 3 bedrooms and 1 full bath
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
$37,417
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
5.35%
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%
$748,340
$748.3K
Cap Rate 7%
$534,529
$534.5K
Cap Rate 9%
$415,744
$415.7K
Market Conditions
NOI Build-Up for 2,214 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
$56.5K $25.50/SF
− Vacancy
−$3.0K −$1.36/SF
EGI
$53.5K $24.14/SF
− OpEx
−$16.0K −$7.24/SF
NOI
$37.4K $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%
$748,340
Cap Rate 7%
$534,529
Cap Rate 9%
$415,744
Alternative Uses
Best Use
Multifamily LT 5
$534.5K
$467.7K – $623.6K
NOI $37,417 @ 7.0% cap · market cap 5.35%
Second Best
Apartment 5plus
$492.6K
$431.1K – $574.8K
NOI $34,485 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,748 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
657
Businesses Nearby
Explore this area
Business Placement
Demographics for 02370, MA
17,803
Population
7,046
Households
2.5
Avg Household Size
43
Median Age
34%
College-Educated
96%
High-School Grad
10.0 sq mi
ZIP Area
1,780
Density / Sq Mi
$101,475
Median Household Income
$59,489
Median Earnings
$1,497
Median Rent
$452,300
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 residential units include gas cooking and washer/dryer hookups.
Where is this duplex located?
The property is located at 152-154 Reed St Rockland, MA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Two‑unit residential property with separate utilities; First‑floor unit: 2 bedrooms and 1 full bath; Two‑level second unit: 3 bedrooms and 1 full bath
