Updated Duplex with Separate
For Sale
$649,900
20 Church Ave, East Bridgewater, MA 02333
Two residential units feature private laundry, open living areas, spacious bedrooms, and included appliances.
Property Size1,588 SF
Price / SF$409.26
Days on Market76
Property Features for 20 Church Ave
General Information
Standard status
Active
Size
1,588 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Zoning
100
Net Operating Income
$22,200
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,587
Amenities
in-unit washer/dryer
Building Details
Building Size
1,588 SF
Year Built
1800
Stories
2
Listing Agency:
Real Broker MA, LLC
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 16
Changed: Aug 29
Last Checked: Aug 29 at 9:12PM
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 Real Broker MA, LLC
Investment Insights
Based on property information with market context.
This duplex at 20 Church Ave in East Bridgewater, Massachusetts, contains 1,588 square feet and dates to 1800. Both units include their own washer and dryer, separate utilities, spacious bedrooms, and connected living, dining, and kitchen areas. Appliances remain with the property, which is certified lead-free.
Recent improvements include a new roof, hot water heaters, leaching field, vinyl siding, interior trim, wall-to-wall carpet in Unit 2, and renovations to the units. Unit 2 is subject to a one-year lease through 5/27. The property is situated on a dead-end street near shopping, schools, Bridgewater State University, commuter rail, and major highways. Zoning is 100.
Recent improvements include a new roof, hot water heaters, leaching field, vinyl siding, interior trim, wall-to-wall carpet in Unit 2, and renovations to the units. Unit 2 is subject to a one-year lease through 5/27. The property is situated on a dead-end street near shopping, schools, Bridgewater State University, commuter rail, and major highways. Zoning is 100.
Key Highlights
- Duplex with 2 residential units and 1,588 square feet
- Separate utilities and individual washer/dryer for each unit
- Recent roof, hot water heater, leaching field, siding, trim, and unit updates
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
$26,838
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
4.13%
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%
$536,760
$536.8K
Cap Rate 7%
$383,400
$383.4K
Cap Rate 9%
$298,200
$298.2K
Market Conditions
NOI Build-Up for 1,588 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
$40.5K $25.50/SF
− Vacancy
−$2.2K −$1.36/SF
EGI
$38.3K $24.14/SF
− OpEx
−$11.5K −$7.24/SF
NOI
$26.8K $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%
$536,760
Cap Rate 7%
$383,400
Cap Rate 9%
$298,200
Alternative Uses
Best Use
Multifamily LT 5
$383.4K
$335.5K – $447.3K
NOI $26,838 @ 7.0% cap · market cap 4.13%
Second Best
Apartment 5plus
$353.4K
$309.2K – $412.3K
NOI $24,735 @ 7.0% cap · market cap 3.81%
Theoretical Best
Office A
$940.1K
$822.6K – $1.10M
NOI $65,806 @ 7.0% cap · market cap 10.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
75
Businesses Nearby
Explore this area
Business Placement
Demographics for 02333, MA
14,382
Population
5,165
Households
2.8
Avg Household Size
43
Median Age
34%
College-Educated
96%
High-School Grad
17.2 sq mi
ZIP Area
836
Density / Sq Mi
$128,679
Median Household Income
$53,850
Median Earnings
$1,566
Median Rent
$474,000
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 feature private laundry, open living areas, spacious bedrooms, and included appliances.
Where is this duplex located?
The property is located at 20 Church Ave East Bridgewater, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Duplex with 2 residential units and 1,588 square feet; Separate utilities and individual washer/dryer for each unit; Recent roof, hot water heater, leaching field, siding, trim, and unit updates
