Duplex with Saltwater
For Sale
$869,900
Pending
2165 Pleasant Street, Dighton, MA 02715
Flexible two-unit property with updated interiors, separate access for the secondary residence, and fenced outdoor amenities.
Property Size2,704 SF
Days on Market89
Property Features for 2165 Pleasant Street
General Information
Standard status
Pending
Size
2,704 SF
Total Parking Spaces
10
Property subtype
Multifamily
Taxes and HOA fees
Annual Taxes
$8,913
Amenities
pool
farmer's porch
fireplace
Building Details
Building Size
2,704 SF
Year Built
1969
Listing Agency:
Berkshire Hathaway HomeServices Robert Paul Properties
(774) 263-8396
Listed By:
JARealty Group
Source:
Classifiedrealtygroup
Added: Jun 4
Changed: Aug 29
Last Checked: Aug 29 at 4:56PM
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 Berkshire Hathaway HomeServices Robert Paul Properties
Investment Insights
Based on property information with market context.
This duplex includes a primary residence and a separate secondary unit, creating a flexible layout for extended household use, guests, or rental income. The main home features hardwood flooring, a renovated kitchen with granite counters, soft-close cabinets, and stainless steel appliances, along with a family room fireplace and a farmer’s porch. The additional unit has its own entrance and driveway, plus a kitchen, living area, bedroom, and bathroom.
Outdoor features include an in-ground saltwater pool and fenced grounds with water views. The property also offers a new roof, an attached two-car garage, and two driveways. Built in 1969, it is located at 2165 Pleasant Street in Dighton, Massachusetts.
Outdoor features include an in-ground saltwater pool and fenced grounds with water views. The property also offers a new roof, an attached two-car garage, and two driveways. Built in 1969, it is located at 2165 Pleasant Street in Dighton, Massachusetts.
Key Highlights
- Separate secondary unit with private entrance, driveway, kitchen, living area, bedroom, and bathroom
- Renovated kitchen with granite counters, soft‑close cabinetry, and stainless steel appliances
- In‑ground saltwater pool with fenced grounds and water views
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
$48,323
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
5.56%
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%
$966,460
$966.5K
Cap Rate 7%
$690,329
$690.3K
Cap Rate 9%
$536,922
$536.9K
Market Conditions
NOI Build-Up for 2,704 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
$74.6K $27.60/SF
− Vacancy
−$5.6K −$2.07/SF
EGI
$69.0K $25.53/SF
− OpEx
−$20.7K −$7.66/SF
NOI
$48.3K $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%
$966,460
Cap Rate 7%
$690,329
Cap Rate 9%
$536,922
Alternative Uses
Best Use
Multifamily LT 5
$690.3K
$604.0K – $805.4K
NOI $48,323 @ 7.0% cap · market cap 5.56%
Second Best
Apartment 5plus
$641.6K
$561.4K – $748.5K
NOI $44,909 @ 7.0% cap · market cap 5.16%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,268 @ 7.0% cap · market cap 13.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
Explore this area
Business Placement
Demographics for 02715, MA
4,036
Population
1,573
Households
2.6
Avg Household Size
40
Median Age
38%
College-Educated
96%
High-School Grad
11.2 sq mi
ZIP Area
360
Density / Sq Mi
$137,500
Median Household Income
$69,492
Median Earnings
$1,349
Median Rent
$479,100
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 - Flexible two-unit property with updated interiors, separate access for the secondary residence, and fenced outdoor amenities.
Where is this duplex located?
The property is located at 2165 Pleasant Street Dighton, MA.
What is the asking price?
The asking price for this property is $869,900.
What are key features of this property?
This property features: Separate secondary unit with private entrance, driveway, kitchen, living area, bedroom, and bathroom; Renovated kitchen with granite counters, soft‑close cabinetry, and stainless steel appliances; In‑ground saltwater pool with fenced grounds and water views
