Victorian Quadplex with Detached
For Sale
$1,599,000
249 County Street, Attleboro, MA 02703
Four-unit R4 property with separately metered utilities, varied floor plans, and substantial outdoor space on a level parcel.
Property Size3,827 SF
Lot Size1.01 Acres
Price / SF$417.82
Days on Market179
Property Features for 249 County Street
General Information
Standard status
Active
Size
3,827 SF
Total Parking Spaces
10
Lot size
1.01 Acres
Property subtype
Multi-family / 4 Family
Zoning
R4
Net Operating Income
$114,000
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Gross Income
$144,600
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$8,717
Amenities
City/Town Sewer, Public, Individually Metered
No
Wood, Tile, Vinyl
4.0
4
4.00
Conventional (2x4-2x6)
Asphalt/Composition Shingles
Level
Rain Gutters
Building Details
Year Built
1910
Construction
Victorian
Listing Agency:
eXp Realty
(888) 854-7493
Listed By:
Creatini Group · License #9588979
(888) 854-7493
Source:
Compass
Added: Mar 5
Changed: Aug 30
Last Checked: Aug 30 at 7:23PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This four-unit multifamily property occupies 3,827 square feet within a 1910 Victorian building. The layout includes seven bedrooms and four full bathrooms, with a combination of one- and two-bedroom apartments. Architectural details include a turret, decorative trim, a covered porch, hardwood floors, and generously proportioned rooms. City water and sewer serve the property, while electric and natural gas are separately metered by unit.
The 1.01-acre level parcel provides outdoor space uncommon for a quadplex. Six off-street parking spaces are provided through a paved driveway and detached multi-bay garage. The property is on County Street near Capron Park and schools, with downtown Attleboro, shopping, public transit, and I-95 within minutes. Its location also provides access toward Providence and Boston.
The 1.01-acre level parcel provides outdoor space uncommon for a quadplex. Six off-street parking spaces are provided through a paved driveway and detached multi-bay garage. The property is on County Street near Capron Park and schools, with downtown Attleboro, shopping, public transit, and I-95 within minutes. Its location also provides access toward Providence and Boston.
Key Highlights
- Four‑unit multifamily property with 3,827 SF of building area
- Seven bedrooms and four full bathrooms in one- and two‑bedroom layouts
- 1.01‑acre level parcel with outdoor space
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
$68,392
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
4.28%
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%
$1,367,840
$1.4M
Cap Rate 7%
$977,029
$977.0K
Cap Rate 9%
$759,911
$759.9K
Market Conditions
NOI Build-Up for 3,827 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
$105.6K $27.60/SF
− Vacancy
−$7.9K −$2.07/SF
EGI
$97.7K $25.53/SF
− OpEx
−$29.3K −$7.66/SF
NOI
$68.4K $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%
$1,367,840
Cap Rate 7%
$977,029
Cap Rate 9%
$759,911
Alternative Uses
Best Use
Multifamily LT 5
$977.0K
$854.9K – $1.14M
NOI $68,392 @ 7.0% cap · market cap 4.28%
Second Best
Apartment 5plus
$908.0K
$794.5K – $1.06M
NOI $63,560 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$2.33M
$2.04M – $2.72M
NOI $163,140 @ 7.0% cap · market cap 10.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
238
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit R4 property with separately metered utilities, varied floor plans, and substantial outdoor space on a level parcel.
Where is this quadplex located?
The property is located at 249 County Street Attleboro, MA.
What is the asking price?
The asking price for this property is $1,599,000.
What are key features of this property?
This property features: Four‑unit multifamily property with 3,827 SF of building area; Seven bedrooms and four full bathrooms in one- and two‑bedroom layouts; 1.01‑acre level parcel with outdoor space
