Listing Agency: Keller Williams South Watuppa Show Phone

Listed By: Joseph Philla Show Phone

Source: Exprealty

Added: Jul 24 Changed: Aug 14 Last Checked: Aug 20 at 12:55PM

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Investment Insights

Based on property information with market context.

This duplex contains 2,295 square feet across two residential units. Unit 1 has three bedrooms, one full bathroom, a kitchen, living room, office, craft room, and wood stove. Unit 2 includes two bedrooms, one full bathroom, a living room, and kitchen. The configuration accommodates separate households while also supporting multigenerational living.

The property occupies 1.75 acres with partial wooded coverage along the Three Mile River. Located at 425 Old Somerset Ave in North Dighton, Massachusetts, it is near Route 138 and combines a residential setting with access to nearby transportation. The site offers outdoor privacy without sacrificing connectivity to the surrounding area.

Key Highlights

• Two‑unit duplex with 2,295 square feet
• 1.75‑acre lot with partial wooded coverage
• Property extends along the Three Mile River

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

$41,014

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

6.63%

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%

$820,280 $820.3K

Cap Rate 7%

$585,914 $585.9K

Cap Rate 9%

$455,711 $455.7K

Market Conditions

NOI Build-Up for 2,295 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

$63.3K $27.60/SF

− Vacancy

−$4.8K −$2.07/SF

EGI

$58.6K $25.53/SF

− OpEx

−$17.6K −$7.66/SF

NOI

$41.0K $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%

$820,280

Cap Rate 7%

$585,914

Cap Rate 9%

$455,711

Alternative Uses

Best Use

Multifamily LT 5

$585.9K

$512.7K – $683.6K (±1% cap)

NOI $41,014 @ 7.0% cap · market cap 6.63%

Second Best

Apartment 5plus

$544.5K

$476.5K – $635.3K (±1% cap)

NOI $38,116 @ 7.0% cap · market cap 6.16%

Theoretical Best

Office A

$1.40M

$1.22M – $1.63M (±1% cap)

NOI $97,833 @ 7.0% cap · market cap 15.81%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Law Firm Parking Lot & Garage Auto Parts Store Restaurant Carpet & Flooring Store Big Box & Wholesale Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

67

Businesses Nearby

Explore this area Business Placement

Demographics for 02715, MA

4,036

Population

1,573

Households

2.6

Avg Household Size

40

Median Age

38%

College-Educated

96%

High-School Grad

11.2 sq mi

ZIP Area

360

Density / Sq Mi

$137,500

Median Household Income

$69,492

Median Earnings

$1,349

Median Rent

$479,100

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

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Frequently Asked Questions

What type of property is this?

Duplex - Two residential units support tenant occupancy or multigenerational living in a private natural setting.

Where is this duplex located?

The property is located at 425 Old Somerset Ave North Dighton, MA.

What is the asking price?

The asking price for this property is $619,000.

What are key features of this property?

This property features: Two‑unit duplex with 2,295 square feet; 1.75‑acre lot with partial wooded coverage; Property extends along the Three Mile River