Two-Unit Home with Detached
For Sale
$550,000
299 S Main St, Attleboro, MA 02703
Two residences feature dining rooms, spacious kitchens, and interior access to front and rear stairwells.
Property Size2,092 SF
Price / SF$262.91
Days on Market8
Property Features for 299 S Main St
General Information
Standard status
Active
Size
2,092 SF
Property subtype
2 Family - 2 Units Up/Down
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
detached garage
storage shed
backyard
Building Details
Building Size
2,092 SF
Year Built
1910
Buildings
1
Listing Agency:
Conway - Mansfield
(508) 212-1059
Listed By:
Nancy Lamothe · License #452508574
(508) 212-1059
Source:
Iverty
Added: Aug 5
Changed: Aug 11
Last Checked: Aug 11 at 5:53AM
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 Conway - Mansfield
Investment Insights
Based on property information with market context.
This 2,092-square-foot duplex, built in 1910, contains two residential units with matching two-bedroom layouts. Each residence includes a living room, separate dining room, spacious kitchen, and interior access to front and rear stairwells. A 2023 roof update is also noted.
The property includes a detached garage that can accommodate covered parking or storage, along with a separate shed for tools, equipment, and seasonal belongings. Outdoor space is provided by the backyard, which supports gardening, recreation, or general outdoor use.
Located at 299 S Main St in Attleboro, the home is near shopping, dining, schools, parks, major routes, and public transportation.
The property includes a detached garage that can accommodate covered parking or storage, along with a separate shed for tools, equipment, and seasonal belongings. Outdoor space is provided by the backyard, which supports gardening, recreation, or general outdoor use.
Located at 299 S Main St in Attleboro, the home is near shopping, dining, schools, parks, major routes, and public transportation.
Key Highlights
- 2,092‑square‑foot duplex with two residential units
- Each unit includes 2 bedrooms, a living room, dining room, and spacious kitchen
- Detached garage provides covered parking or additional storage
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
$37,386
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
6.80%
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%
$747,720
$747.7K
Cap Rate 7%
$534,086
$534.1K
Cap Rate 9%
$415,400
$415.4K
Market Conditions
NOI Build-Up for 2,092 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
$57.7K $27.60/SF
− Vacancy
−$4.3K −$2.07/SF
EGI
$53.4K $25.53/SF
− OpEx
−$16.0K −$7.66/SF
NOI
$37.4K $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%
$747,720
Cap Rate 7%
$534,086
Cap Rate 9%
$415,400
Alternative Uses
Best Use
Multifamily LT 5
$534.1K
$467.3K – $623.1K
NOI $37,386 @ 7.0% cap · market cap 6.80%
Second Best
Apartment 5plus
$496.3K
$434.3K – $579.1K
NOI $34,744 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$1.27M
$1.11M – $1.49M
NOI $89,179 @ 7.0% cap · market cap 16.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
196
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residences feature dining rooms, spacious kitchens, and interior access to front and rear stairwells.
Where is this duplex located?
The property is located at 299 S Main St Attleboro, MA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 2,092‑square‑foot duplex with two residential units; Each unit includes 2 bedrooms, a living room, dining room, and spacious kitchen; Detached garage provides covered parking or additional storage
