Three-Unit Residential Income
For Sale
$735,000
30 Hope St, Attleboro, MA 02703
Well maintained three-family home with replacement windows, updated mechanicals, and parking for six cars.
Property Size2,571 SF
Price / SF$285.88
Days on Market104
Property Features for 30 Hope St
General Information
Standard status
Active
Size
2,571 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
R3
Net Operating Income
$50,977
Additional Details
Highway Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$5,964
Amenities
washer/dryer hookups
tenant storage
Building Details
Building Size
2,571 SF
Year Built
1900
Stories
3
Tenancy
Multi
Listing Agency:
RE/MAX Partners
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 2
Changed: Sep 13
Last Checked: Sep 13 at 5:00AM
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 RE/MAX Partners
Investment Insights
Based on property information with market context.
This well maintained three-family residence offers three separate units with practical layouts. The first and second floor units each feature five rooms, with two bedrooms (possibly three), an eat-in kitchen, and a generous sized full bath. The third floor is a three-room, one-bedroom unit that was finished in the late 1980s and includes electric heat and hot water. Building improvements include replacement windows throughout, de-lead certificates for the first and second floors, newer boilers, water tanks, and a water line to the house. Additional updates include insulation added in 2020, and washer/dryer hookups in the basement with tenant storage.
The property is located on a side street close to downtown Attleboro, with access to train and bus stations, major highways, and shopping.
Parking is available via two driveways with space for six cars, and the home also includes a nice sized backyard.
The property is located on a side street close to downtown Attleboro, with access to train and bus stations, major highways, and shopping.
Parking is available via two driveways with space for six cars, and the home also includes a nice sized backyard.
Key Highlights
- Well‑maintained three‑family home (Year built 1900) with replacement windows throughout
- Two first‑floor and second‑floor units each feature 5 rooms with 2 (possibly 3) bedrooms, eat‑in kitchen, and full bath
- Third‑floor unit is a three‑room, one‑bedroom apartment; finished in the late 1980s with electric heat and hot water
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
$45,946
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
6.25%
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%
$918,920
$918.9K
Cap Rate 7%
$656,371
$656.4K
Cap Rate 9%
$510,511
$510.5K
Market Conditions
NOI Build-Up for 2,571 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
$71.0K $27.60/SF
− Vacancy
−$5.3K −$2.07/SF
EGI
$65.6K $25.53/SF
− OpEx
−$19.7K −$7.66/SF
NOI
$45.9K $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%
$918,920
Cap Rate 7%
$656,371
Cap Rate 9%
$510,511
Alternative Uses
Best Use
Multifamily LT 5
$656.4K
$574.3K – $765.8K
NOI $45,946 @ 7.0% cap · market cap 6.25%
Second Best
Apartment 5plus
$610.0K
$533.8K – $711.7K
NOI $42,700 @ 7.0% cap · market cap 5.81%
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,599 @ 7.0% cap · market cap 14.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,144
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Well maintained three-family home with replacement windows, updated mechanicals, and parking for six cars.
Where is this triplex located?
The property is located at 30 Hope St Attleboro, MA.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: Well‑maintained three‑family home (Year built 1900) with replacement windows throughout; Two first‑floor and second‑floor units each feature 5 rooms with 2 (possibly 3) bedrooms, eat‑in kitchen, and full bath; Third‑floor unit is a three‑room, one‑bedroom apartment; finished in the late 1980s with electric heat and hot water
