Duplex with Spacious
For Sale
$774,900
16 County St, Foxboro, MA 02035
Two-level residential income property with one occupied unit, one vacant unit, and updated upper-level interiors.
Property Size2,118 SF
Lot Size1.04 Acres
Days on Market139
Property Features for 16 County St
General Information
Standard status
Active
Size
2,118 SF
Total Parking Spaces
6
Lot size
1.04 Acres
Property subtype
Multi Family Home
Zoning
RES
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,321
Building Details
Building Size
2,118 SF
Year Built
1900
Buildings
1
Stories
3
Units
2
Listing Agency:
Open Circle Realty Group LLC
(781) 605-9405
Listed By:
Myrna Jean-Charles
(781) 605-9405
Source:
Aucoinryanrealty
Added: Apr 15
Changed: Aug 29
Last Checked: Aug 30 at 5:40PM
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 Open Circle Realty Group LLC
Investment Insights
Based on property information with market context.
This duplex at 16 County Street includes 2,118 square feet across two residential units on a 1.04-acre parcel. The home was built in 1900 and has been freshly painted, with hardwood flooring featured throughout much of the living space. The first-floor unit is occupied by a TAW long-term tenant, while the second-floor unit is vacant. The upper apartment includes white cabinetry, granite countertops, vinyl plank flooring in the kitchen and dining areas, and hardwood floors in the living room and bedrooms. A septic system was installed 3 years ago.
The property offers substantial yard area along with highway access and proximity to a nearby T Station. Its location is 16 County Street in Foxboro, Massachusetts, with the combination of two units, outdoor space, and a vacant apartment providing flexibility for an owner-occupant or investor.
The property offers substantial yard area along with highway access and proximity to a nearby T Station. Its location is 16 County Street in Foxboro, Massachusetts, with the combination of two units, outdoor space, and a vacant apartment providing flexibility for an owner-occupant or investor.
Key Highlights
- Two‑unit duplex on 1.04 acres
- 2,118 square feet; built in 1900
- First‑floor unit occupied by a TAW long‑term tenant
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
$37,941
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
4.90%
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%
$758,820
$758.8K
Cap Rate 7%
$542,014
$542.0K
Cap Rate 9%
$421,567
$421.6K
Market Conditions
NOI Build-Up for 2,118 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
$57.2K $27.00/SF
− Vacancy
−$3.0K −$1.41/SF
EGI
$54.2K $25.59/SF
− OpEx
−$16.3K −$7.68/SF
NOI
$37.9K $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%
$758,820
Cap Rate 7%
$542,014
Cap Rate 9%
$421,567
Alternative Uses
Best Use
Multifamily LT 5
$542.0K
$474.3K – $632.4K
NOI $37,941 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$500.1K
$437.6K – $583.4K
NOI $35,006 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$1.25M
$1.10M – $1.46M
NOI $87,769 @ 7.0% cap · market cap 11.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
142
Businesses Nearby
Explore this area
Business Placement
Demographics for 02035, MA
18,618
Population
7,414
Households
2.5
Avg Household Size
42
Median Age
58%
College-Educated
97%
High-School Grad
19.9 sq mi
ZIP Area
936
Density / Sq Mi
$108,559
Median Household Income
$62,457
Median Earnings
$1,763
Median Rent
$581,900
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-level residential income property with one occupied unit, one vacant unit, and updated upper-level interiors.
Where is this duplex located?
The property is located at 16 County St Foxboro, MA.
What is the asking price?
The asking price for this property is $774,900.
What are key features of this property?
This property features: Two‑unit duplex on 1.04 acres; 2,118 square feet; built in 1900; First‑floor unit occupied by a TAW long‑term tenant
