Duplex with Detached
New
For Sale
$599,999
32 Frank Street, Middleboro, MA 02346
Fenced outdoor space and a separate garage provide added utility for residents or storage.
Property Size2,112 SF
Price / SF$284.09
Days on Market6
Property Features for 32 Frank Street
General Information
Standard status
Active
Size
2,112 SF
Total Parking Spaces
1
Property subtype
Multi-family
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
fenced-in yard
Building Details
Year Built
1880
Buildings
1
Listing Agency:
RE/MAX Legacy
Listed By:
Kade Phillips · License #9561525
(617) 712-5582
Source:
Miketoomeyrealestate
Added: Aug 28
Changed: Sep 1
Last Checked: Sep 1 at 8:06PM
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 Legacy
Investment Insights
Based on property information with market context.
This duplex, built in 1880, combines two residential units with exterior features that support everyday use. The property includes a fenced yard for private outdoor space and a detached one-car garage that can accommodate parking or storage.
Located in Middleboro, the property is near the Middleboro T Station, restaurants, shopping, schools, playgrounds, laundromats, and other daily amenities. Its configuration supports both owner-occupied living and rental use, offering flexibility for a buyer seeking a residential income property.
Located in Middleboro, the property is near the Middleboro T Station, restaurants, shopping, schools, playgrounds, laundromats, and other daily amenities. Its configuration supports both owner-occupied living and rental use, offering flexibility for a buyer seeking a residential income property.
Key Highlights
- Duplex with two residential units
- Built in 1880
- Fenced yard provides private 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
$35,694
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
5.95%
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%
$713,880
$713.9K
Cap Rate 7%
$509,914
$509.9K
Cap Rate 9%
$396,600
$396.6K
Market Conditions
NOI Build-Up for 2,112 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
$53.9K $25.50/SF
− Vacancy
−$2.9K −$1.36/SF
EGI
$51.0K $24.14/SF
− OpEx
−$15.3K −$7.24/SF
NOI
$35.7K $16.90/SF
Area
Plymouth County, MA
Vacancy
5.32%
Lease Rate
$25.50 /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%
$713,880
Cap Rate 7%
$509,914
Cap Rate 9%
$396,600
Alternative Uses
Best Use
Multifamily LT 5
$509.9K
$446.2K – $594.9K
NOI $35,694 @ 7.0% cap · market cap 5.95%
Second Best
Apartment 5plus
$470.0K
$411.2K – $548.3K
NOI $32,897 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,521 @ 7.0% cap · market cap 14.59%
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
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 02346, MA
24,245
Population
10,230
Households
2.4
Avg Household Size
44
Median Age
30%
College-Educated
94%
High-School Grad
69.0 sq mi
ZIP Area
351
Density / Sq Mi
$91,914
Median Household Income
$52,710
Median Earnings
$1,692
Median Rent
$426,800
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 - Fenced outdoor space and a separate garage provide added utility for residents or storage.
Where is this duplex located?
The property is located at 32 Frank Street Middleboro, MA.
What is the asking price?
The asking price for this property is $599,999.
What are key features of this property?
This property features: Duplex with two residential units; Built in 1880; Fenced yard provides private outdoor space
