Mixed-Use Property With 10
New
For Sale
$2,050,000
285 Winthrop Street, Rehoboth, MA 02769
Fully occupied commercial and residential asset with interconnected buildings, on-site parking, and planned septic replacement.
Property Size12,719 SF
Lot Size0.77 Acres
Price / SF$161.18
Days on Market6
Property Features for 285 Winthrop Street
General Information
Standard status
Active
Size
12,719 SF
Lot size
0.77 Acres
Property subtype
Commercial
Occupancy
100%
Additional Details
Road Access
Yes
Multifamily Units
2
Amenities
on-site parking
Building Details
Year Built
1976
Buildings
2
Construction
concrete block
Tenancy
Multi
Listing Agency:
Blu Sky Real Estate
Listed By:
Raquel Senecal
(781) 933-7200
Source:
Jmulkerinrealty
Added: Aug 15
Changed: Aug 18
Last Checked: Aug 19 at 10:39AM
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 Blu Sky Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property combines commercial and residential space within two interconnected steel-framed buildings featuring concrete block construction. The buildings contain approximately 13,224± square feet of gross building area, with approximately 4,220± square feet in Building 1 and approximately 9,004± square feet in Building 2. The layout includes 10 units: 8 commercial units and 2 residential apartments. Tenants represent retail, industrial, and residential uses, and all units are fully rented.
The property occupies approximately 33,377± square feet along busy Route 44 at 285 Winthrop Street in Rehoboth, MA. On-site parking and frontage along the traveled route support access and visibility. Numerous capital improvements have been completed over the years, and a new septic system will be installed. The property was built in 1976.
The property occupies approximately 33,377± square feet along busy Route 44 at 285 Winthrop Street in Rehoboth, MA. On-site parking and frontage along the traveled route support access and visibility. Numerous capital improvements have been completed over the years, and a new septic system will be installed. The property was built in 1976.
Key Highlights
- 10 fully rented units: 8 commercial units and 2 residential apartments
- Approximately 13,224± SF of gross building area across two interconnected buildings
- Building 1 contains approximately 4,220± SF; Building 2 contains approximately 9,004± SF
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
$150,243
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
7.33%
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%
$3,004,860
$3.0M
Cap Rate 7%
$2,146,329
$2.1M
Cap Rate 9%
$1,669,367
$1.7M
Market Conditions
NOI Build-Up for 12,719 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
$267.1K $21.00/SF
− Vacancy
−$26.7K −$2.10/SF
EGI
$240.4K $18.90/SF
− OpEx
−$90.1K −$7.09/SF
NOI
$150.2K $11.81/SF
Area
Bristol County, MA
Vacancy
10.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
37.50%
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%
$3,004,860
Cap Rate 7%
$2,146,329
Cap Rate 9%
$1,669,367
Alternative Uses
Best Use
Retail
$3.73M
$3.27M – $4.35M
NOI $261,223 @ 7.0% cap · market cap 12.74%
Second Best
Apartment 5plus
$3.02M
$2.64M – $3.52M
NOI $211,240 @ 7.0% cap · market cap 10.30%
Theoretical Best
Office A
$7.75M
$6.78M – $9.04M
NOI $542,196 @ 7.0% cap · market cap 26.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
132
Businesses Nearby
Explore this area
Business Placement
Demographics for 02769, MA
12,521
Population
4,845
Households
2.6
Avg Household Size
46
Median Age
42%
College-Educated
93%
High-School Grad
46.9 sq mi
ZIP Area
267
Density / Sq Mi
$126,161
Median Household Income
$59,209
Median Earnings
$1,304
Median Rent
$487,000
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?
Mixed-use property - Fully occupied commercial and residential asset with interconnected buildings, on-site parking, and planned septic replacement.
Where is this mixed-use property located?
The property is located at 285 Winthrop Street Rehoboth, MA.
What is the asking price?
The asking price for this property is $2,050,000.
What are key features of this property?
This property features: 10 fully rented units: 8 commercial units and 2 residential apartments; Approximately 13,224± SF of gross building area across two interconnected buildings; Building 1 contains approximately 4,220± SF; Building 2 contains approximately 9,004± SF
