Corner Mixed-Use
For Sale
$1,699,900
44 Washington Street, Plainville, MA 02762
Commercial Sale, Plainville, MA
Property Size10,902 SF
Lot Size0.98 Acres
Price / SF$155.93
Days on Market143
Property Features for 44 Washington Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CB
Zoning description
Legal Conforming
Bathrooms
6
Full bathrooms
6
Rooms
Bathroom 5, Bathroom 2, Bathroom 6, Bathroom 3, Bathroom 4, Bathroom 1
Directions
GPS
Standard status
Active
APN
168988
Size
10,902 SF
Lot size
0.98 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
20119
Building Details
Year built
1950
Listing Agency:
Keller Williams Elite · Keller Williams Realty
(508) 695-4545
Added: Apr 14
Changed: Sep 3
Last Checked: Sep 3 at 6:06PM
MLS# 73501041
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 10,902-square-foot mixed-use property occupies a 0.98-acre corner parcel with multiple entrances and an adaptable floor plan. Originally built in 1950, the building received a two-story addition in 2006, with as-built plans available. Major property updates include the roof, HVAC, electrical, plumbing, sprinkler system, and sewer drainage. Public water and sewer serve the property, and owned solar is installed.
The property fronts Washington Street and provides access to I-495, Route 1A, and Route 152. It is located in Plainville, Massachusetts, within the Commercial Business District (CB). Permitted commercial applications include light manufacturing, retail, restaurant and cafe use, professional or medical office, personal service, and financial services. Mixed-use residential use is permitted by special permit.
The property fronts Washington Street and provides access to I-495, Route 1A, and Route 152. It is located in Plainville, Massachusetts, within the Commercial Business District (CB). Permitted commercial applications include light manufacturing, retail, restaurant and cafe use, professional or medical office, personal service, and financial services. Mixed-use residential use is permitted by special permit.
Key Highlights
- 10,902 SF building on a 0.98‑acre corner parcel
- Washington Street frontage with access to I‑495, Route 1A, and Route 152
- Commercial Business District (CB) zoning
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
$105,313
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
6.20%
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%
$2,106,260
$2.1M
Cap Rate 7%
$1,504,471
$1.5M
Cap Rate 9%
$1,170,144
$1.2M
Market Conditions
NOI Build-Up for 10,902 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
$183.2K $16.80/SF
− Vacancy
−$14.7K −$1.34/SF
EGI
$168.5K $15.46/SF
− OpEx
−$63.2K −$5.80/SF
NOI
$105.3K $9.66/SF
Area
Norfolk County, MA
Vacancy
8.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
37.50%
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%
$2,106,260
Cap Rate 7%
$1,504,471
Cap Rate 9%
$1,170,144
Alternative Uses
Best Use
Office B
$3.42M
$2.99M – $3.99M
NOI $239,231 @ 7.0% cap · market cap 14.07%
Second Best
Mixed Use
$1.50M
$1.32M – $1.76M
NOI $105,313 @ 7.0% cap · market cap 6.20%
Theoretical Best
Office A
$6.45M
$5.65M – $7.53M
NOI $451,776 @ 7.0% cap · market cap 26.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Explore this area
Business Placement
Demographics for 02762, MA
9,945
Population
4,416
Households
2.3
Avg Household Size
43
Median Age
43%
College-Educated
95%
High-School Grad
11.0 sq mi
ZIP Area
904
Density / Sq Mi
$95,625
Median Household Income
$56,133
Median Earnings
$1,901
Median Rent
$461,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - CB zoning supports retail, restaurant, office, and other commercial uses.
Where is this mixed-use property located?
The property is located at 44 Washington Street Plainville, MA.
What is the asking price?
The asking price for this property is $1,699,900.
What are key features of this property?
This property features: 10,902 SF building on a 0.98‑acre corner parcel; Washington Street frontage with access to I‑495, Route 1A, and Route 152; Commercial Business District (CB) zoning
