Corner-Lot
For Sale
$659,000
42 Stafford Street, Plymouth, MA 02360
Two separate entrances and utilities support flexible occupancy.
Property Size1,568 SF
Price / SF$420.28
Days on Market195
Property Features for 42 Stafford Street
General Information
Standard status
Active
Size
1,568 SF
Total Parking Spaces
2
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
R205
Net Operating Income
$16,200
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,488
Amenities
No
Wood, Vinyl
Range
1
Yes
2.0
Insulated Windows
Full
Ceiling Fan(s), Living Room, Dining Room, Kitchen
2
2.00
Frame
Shingle
Corner Lot
Harbor, Ocean, Walk to, 3/10 to 1/2 Mile To Beach
Building Details
Year Built
1900
Listing Agency:
Payzant Real Estate, Inc.
Listed By:
Kimberley Martin · License #9060560
(508) 747-5900
Source:
Compass
Added: Feb 20
Changed: Sep 2
Last Checked: Sep 1 at 10:38PM
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 Payzant Real Estate, Inc.
Investment Insights
Based on property information with market context.
This two-unit residential property offers 1,568 square feet across a well-maintained frame and shingle structure built in 1900. Each residence has its own entrance, while separate utilities provide distinct household service arrangements. Town water and town sewer serve the property, and the electrical systems have been updated. Interior features include wood and vinyl finishes, insulated windows, ceiling fans, living rooms, dining rooms, kitchens, and ranges.
Set on a corner lot at 42 Stafford Street in Plymouth, the property includes an attractive yard, 96 feet of white fencing, and a brick walkway. The site is identified as R205 zoning and is located 3/10 to 1/2 mile to the beach, with harbor and ocean references included among the exterior property features. Downtown Plymouth, shopping, restaurants, beaches, the ocean, and major commuter routes are described as minutes away.
Set on a corner lot at 42 Stafford Street in Plymouth, the property includes an attractive yard, 96 feet of white fencing, and a brick walkway. The site is identified as R205 zoning and is located 3/10 to 1/2 mile to the beach, with harbor and ocean references included among the exterior property features. Downtown Plymouth, shopping, restaurants, beaches, the ocean, and major commuter routes are described as minutes away.
Key Highlights
- Two‑unit property with separate entrances
- 1,568 square feet on a corner lot
- Town water and town sewer
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
$26,500
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
4.02%
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%
$530,000
$530.0K
Cap Rate 7%
$378,571
$378.6K
Cap Rate 9%
$294,444
$294.4K
Market Conditions
NOI Build-Up for 1,568 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
$40.0K $25.50/SF
− Vacancy
−$2.1K −$1.36/SF
EGI
$37.9K $24.14/SF
− OpEx
−$11.4K −$7.24/SF
NOI
$26.5K $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%
$530,000
Cap Rate 7%
$378,571
Cap Rate 9%
$294,444
Alternative Uses
Best Use
Multifamily LT 5
$378.6K
$331.3K – $441.7K
NOI $26,500 @ 7.0% cap · market cap 4.02%
Second Best
Apartment 5plus
$348.9K
$305.3K – $407.1K
NOI $24,423 @ 7.0% cap · market cap 3.71%
Theoretical Best
Office A
$928.3K
$812.2K – $1.08M
NOI $64,978 @ 7.0% cap · market cap 9.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
624
Businesses Nearby
Explore this area
Business Placement
Demographics for 02360, MA
61,134
Population
28,598
Households
2.1
Avg Household Size
47
Median Age
45%
College-Educated
96%
High-School Grad
96.4 sq mi
ZIP Area
634
Density / Sq Mi
$111,975
Median Household Income
$55,595
Median Earnings
$1,831
Median Rent
$494,700
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 separate entrances and utilities support flexible occupancy.
Where is this duplex located?
The property is located at 42 Stafford Street Plymouth, MA.
What is the asking price?
The asking price for this property is $659,000.
What are key features of this property?
This property features: Two‑unit property with separate entrances; 1,568 square feet on a corner lot; Town water and town sewer
