Historic Two-Unit
For Sale
$755,000
375-379 Webster Street, Rockland, MA 02370
Two distinct residences combine period details, updated living areas, outdoor space, and additional land with ADU potential.
Property Size2,965 SF
Lot Size0.50 Acres
Days on Market131
Property Features for 375-379 Webster Street
General Information
Standard status
Active
Size
2,965 SF
Total Parking Spaces
6
Lot size
0.50 Acres
Property subtype
2 Family - 2 Units Side by Side
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,441
Building Details
Building Size
2,965 SF
Year Built
1880
Listing Agency:
Keller Williams Realty
(781) 608-5007
Listed By:
Jonathan Ashbridge
Source:
Allisonmazer
Added: Apr 15
Changed: Aug 21
Last Checked: Aug 22 at 10:38AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
Built in 1880, this duplex pairs two separately configured residences on a 1/2-acre parcel. Unit #379 occupies a late-1700s farmhouse Colonial with wide pine flooring, exposed beams, an updated kitchen with pantry, and a flexible plan that can accommodate up to 4 beds and 2 baths. Its rear family room connects to a three-season sunroom facing the backyard. Unit #375 is a townhouse-style residence converted circa 1991, offering 2 beds, 1 bath, hardwood floors, a large wooden deck, basement access, and attic storage.
The property provides parking for 6 cars and includes additional land with ADU potential. It is located minutes from Rt. 3 and downtown Rockland, with the two residences offering distinct layouts within one multifamily property.
The property provides parking for 6 cars and includes additional land with ADU potential. It is located minutes from Rt. 3 and downtown Rockland, with the two residences offering distinct layouts within one multifamily property.
Key Highlights
- Two‑unit duplex on a 1/2‑acre lot
- Unit #379: late‑1700s farmhouse Colonial with up to 4 beds & 2 baths
- Unit #375: 2 bed, 1 bath townhouse converted circa 1991
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
$50,110
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
6.64%
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%
$1,002,200
$1.0M
Cap Rate 7%
$715,857
$715.9K
Cap Rate 9%
$556,778
$556.8K
Market Conditions
NOI Build-Up for 2,965 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
$75.6K $25.50/SF
− Vacancy
−$4.0K −$1.36/SF
EGI
$71.6K $24.14/SF
− OpEx
−$21.5K −$7.24/SF
NOI
$50.1K $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%
$1,002,200
Cap Rate 7%
$715,857
Cap Rate 9%
$556,778
Alternative Uses
Best Use
Multifamily LT 5
$715.9K
$626.4K – $835.2K
NOI $50,110 @ 7.0% cap · market cap 6.64%
Second Best
Apartment 5plus
$659.8K
$577.3K – $769.7K
NOI $46,183 @ 7.0% cap · market cap 6.12%
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $122,869 @ 7.0% cap · market cap 16.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
204
Businesses Nearby
Explore this area
Business Placement
Demographics for 02370, MA
17,803
Population
7,046
Households
2.5
Avg Household Size
43
Median Age
34%
College-Educated
96%
High-School Grad
10.0 sq mi
ZIP Area
1,780
Density / Sq Mi
$101,475
Median Household Income
$59,489
Median Earnings
$1,497
Median Rent
$452,300
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 - Two distinct residences combine period details, updated living areas, outdoor space, and additional land with ADU potential.
Where is this duplex located?
The property is located at 375-379 Webster Street Rockland, MA.
What is the asking price?
The asking price for this property is $755,000.
What are key features of this property?
This property features: Two‑unit duplex on a 1/2‑acre lot; Unit #379: late‑1700s farmhouse Colonial with up to 4 beds & 2 baths; Unit #375: 2 bed, 1 bath townhouse converted circa 1991
