Residential Income
For Sale
$774,900
Pending
2 Clifford St, Middleboro, MA 02346
Built in 1886 with gas heat, a full concrete basement, and included household appliances.
Property Size2,664 SF
Days on Market169
Property Features for 2 Clifford St
General Information
Standard status
Pending
Size
2,664 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
RB
Net Operating Income
$59,441
Taxes and HOA fees
Annual Taxes
$6,802
Amenities
Park, Sidewalks
Natural Gas, Baseboard
Full, Interior Entry, Concrete
Range, Refrigerator, Washer/Dryer, Gas Water Heater
Pantry
City
Paved, Off Street
Rain Gutters
Building Details
Building Size
2,664 SF
Year Built
1886
Stories
3
Listing Agency:
Goodwin Realty Group, LLC
(508) 726-7628
Listed By:
Rick Leo · License #86029
(508) 726-7628
Source:
Evrealestate
Added: Mar 16
Changed: Aug 30
Last Checked: Aug 30 at 2:17PM
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 Goodwin Realty Group, LLC
Investment Insights
Based on property information with market context.
This residential income property at 2 Clifford St in Middleboro, Massachusetts, dates to 1886 and includes practical features for residential occupancy. The interior has natural gas baseboard heat, a full concrete basement with interior entry, a pantry, and a gas water heater. A range, refrigerator, and washer/dryer are also included.
The property has city service, paved off-street parking, and rain gutters. Access is described from Wareham via Clifford, placing the property on Clifford Street in Plymouth County.
The property has city service, paved off-street parking, and rain gutters. Access is described from Wareham via Clifford, placing the property on Clifford Street in Plymouth County.
Key Highlights
- Residential income property built in 1886
- Natural gas baseboard heat and gas water heater
- Full concrete basement with interior entry
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
$41,494
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%
$829,880
$829.9K
Cap Rate 7%
$592,771
$592.8K
Cap Rate 9%
$461,044
$461.0K
Market Conditions
NOI Build-Up for 2,664 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
$79.9K $30.00/SF
− Vacancy
−$4.5K −$1.68/SF
EGI
$75.4K $28.32/SF
− OpEx
−$34.0K −$12.74/SF
NOI
$41.5K $15.58/SF
Area
Plymouth County, MA
Vacancy
5.60%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$829,880
Cap Rate 7%
$592,771
Cap Rate 9%
$461,044
Alternative Uses
Best Use
Apartment 5plus
$592.8K
$518.7K – $691.6K
NOI $41,494 @ 7.0% cap · market cap 5.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,395 @ 7.0% cap · market cap 14.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 02346, MA
24,245
Population
10,230
Households
2.4
Avg Household Size
44
Median Age
30%
College-Educated
94%
High-School Grad
69.0 sq mi
ZIP Area
351
Density / Sq Mi
$91,914
Median Household Income
$52,710
Median Earnings
$1,692
Median Rent
$426,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Built in 1886 with gas heat, a full concrete basement, and included household appliances.
Where is this residential income property located?
The property is located at 2 Clifford St Middleboro, 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: Residential income property built in 1886; Natural gas baseboard heat and gas water heater; Full concrete basement with interior entry
