Two-Family
New
For Sale
$365,000
17 Clarence St, Attleboro, MA 02703
Two full bathrooms, one on each floor, support flexible two-family or single-family use.
Property Size1,768 SF
Price / SF$206.45
Days on Market6
Property Features for 17 Clarence St
General Information
Standard status
Active
Size
1,768 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
R2
Property Condition
Severity
Repairs Needed
Evidence
With some updates
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,174
Building Details
Building Size
1,768 SF
Year Built
1925
Stories
2
Listing Agency:
Jones Real Estate Group, LLC
Listed By:
Scott G Jones
(774) 340-7700
Source:
Laerrealty
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 4:42AM
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 Jones Real Estate Group, LLC
Investment Insights
Based on property information with market context.
Built in 1925, this 1,768-square-foot property is designated for two-family use and includes a full bathroom on each floor. The layout supports continued operation as a duplex, an owner-occupied residence with a second household, or conversion to a single-family home, subject to applicable requirements. Updates are needed, and the property is offered as-is.
The property is located just south of Downtown Attleboro, near public and private schools, a shopping plaza, and the downtown T-station. R2 zoning and the existing two-family designation provide a defined residential framework for evaluating the property’s available use options.
The property is located just south of Downtown Attleboro, near public and private schools, a shopping plaza, and the downtown T-station. R2 zoning and the existing two-family designation provide a defined residential framework for evaluating the property’s available use options.
Key Highlights
- 1,768‑square‑foot two‑family property
- R2 zoning with designated two‑family use
- Full bathroom located on each floor
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
$31,596
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
8.66%
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%
$631,920
$631.9K
Cap Rate 7%
$451,371
$451.4K
Cap Rate 9%
$351,067
$351.1K
Market Conditions
NOI Build-Up for 1,768 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
$48.8K $27.60/SF
− Vacancy
−$3.7K −$2.07/SF
EGI
$45.1K $25.53/SF
− OpEx
−$13.5K −$7.66/SF
NOI
$31.6K $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%
$631,920
Cap Rate 7%
$451,371
Cap Rate 9%
$351,067
Alternative Uses
Best Use
Multifamily LT 5
$451.4K
$395.0K – $526.6K
NOI $31,596 @ 7.0% cap · market cap 8.66%
Second Best
Apartment 5plus
$419.5K
$367.0K – $489.4K
NOI $29,363 @ 7.0% cap · market cap 8.04%
Theoretical Best
Office A
$1.08M
$942.1K – $1.26M
NOI $75,368 @ 7.0% cap · market cap 20.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
550
Businesses Nearby
Explore this area
Business Placement
Demographics for 02703, MA
46,389
Population
19,014
Households
2.4
Avg Household Size
42
Median Age
34%
College-Educated
90%
High-School Grad
26.8 sq mi
ZIP Area
1,731
Density / Sq Mi
$93,352
Median Household Income
$51,637
Median Earnings
$1,446
Median Rent
$409,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two full bathrooms, one on each floor, support flexible two-family or single-family use.
Where is this duplex located?
The property is located at 17 Clarence St Attleboro, MA.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: 1,768‑square‑foot two‑family property; R2 zoning with designated two‑family use; Full bathroom located on each floor
