Updated Triplex with Detached
For Sale
$589,900
Pending
163 Macomber Ave, Swansea, MA 02777
Three vacant residences offer a flexible multifamily setup with private parking, a fenced yard, and access to nearby coastal amenities.
Property Size1,952 SF
Days on Market133
Property Features for 163 Macomber Ave
General Information
Standard status
Pending
Size
1,952 SF
Property subtype
3 Family
Units
Unit Mix
2 x 1BR, 1 x 2BR
Multifamily Units
3
Amenities
off-street parking
fenced-in yard
detached garage
Building Details
Year Built
1922
Buildings
1
Listing Agency:
Marble House Realty, Inc.
(774) 644-2586
Listed By:
Courtney Ponte · License #450550869
(774) 644-2586
Source:
Lockandkeyre
Added: Apr 21
Changed: Aug 29
Last Checked: May 8 at 1:58AM
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 Marble House Realty, Inc.
Investment Insights
Based on property information with market context.
Built in 1922, this 1,952-square-foot triplex contains two one-bedroom residences and one larger two-bedroom residence. Each unit has been updated, and all three will be delivered vacant. The property also includes off-street parking for each residence, a fenced yard, and a detached garage.
The property is located on Macomber Avenue in Swansea’s Ocean Grove neighborhood, approximately one mile from the town beach. Warren’s downtown and waterfront are about six miles away, with local shops, dining, and recreational amenities accessible from the surrounding area. The unit mix and vacant delivery support either continued multifamily use or an owner-occupant arrangement.
The property is located on Macomber Avenue in Swansea’s Ocean Grove neighborhood, approximately one mile from the town beach. Warren’s downtown and waterfront are about six miles away, with local shops, dining, and recreational amenities accessible from the surrounding area. The unit mix and vacant delivery support either continued multifamily use or an owner-occupant arrangement.
Key Highlights
- Three‑unit property with two one‑bedroom units and one two‑bedroom unit
- 1,952‑square‑foot triplex built in 1922
- All three units delivered vacant
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
$34,884
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
5.91%
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%
$697,680
$697.7K
Cap Rate 7%
$498,343
$498.3K
Cap Rate 9%
$387,600
$387.6K
Market Conditions
NOI Build-Up for 1,952 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
$53.9K $27.60/SF
− Vacancy
−$4.0K −$2.07/SF
EGI
$49.8K $25.53/SF
− OpEx
−$15.0K −$7.66/SF
NOI
$34.9K $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%
$697,680
Cap Rate 7%
$498,343
Cap Rate 9%
$387,600
Alternative Uses
Best Use
Multifamily LT 5
$498.3K
$436.1K – $581.4K
NOI $34,884 @ 7.0% cap · market cap 5.91%
Second Best
Apartment 5plus
$463.1K
$405.2K – $540.3K
NOI $32,419 @ 7.0% cap · market cap 5.50%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,211 @ 7.0% cap · market cap 14.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Explore this area
Business Placement
Demographics for 02777, MA
17,133
Population
6,780
Households
2.5
Avg Household Size
46
Median Age
34%
College-Educated
90%
High-School Grad
22.6 sq mi
ZIP Area
758
Density / Sq Mi
$116,627
Median Household Income
$60,548
Median Earnings
$1,332
Median Rent
$414,900
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?
Triplex - Three vacant residences offer a flexible multifamily setup with private parking, a fenced yard, and access to nearby coastal amenities.
Where is this triplex located?
The property is located at 163 Macomber Ave Swansea, MA.
What is the asking price?
The asking price for this property is $589,900.
What are key features of this property?
This property features: Three‑unit property with two one‑bedroom units and one two‑bedroom unit; 1,952‑square‑foot triplex built in 1922; All three units delivered vacant
