Duplex Zoned for Three
For Sale
$620,000
Pending
45 Holman Street, Attleboro, MA 02703
R2 zoning, a private yard, and commuter rail access support flexible residential use.
Property Size1,860 SF
Days on Market218
Property Features for 45 Holman Street
General Information
Standard status
Pending
Size
1,860 SF
Total Parking Spaces
2
Property subtype
Multi-family / 2 Family
Zoning
R2
Net Operating Income
$30,000
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,468
Amenities
private yard
No
Wood, Vinyl, Hardwood
Range, Microwave, Refrigerator, Washer, Dryer
2.0
Full, Unfinished Basement
2
2.00
Frame
Shingle
Rain Gutters, Porch, Deck
Porch, Deck
Building Details
Year Built
1910
Listing Agency:
Lamacchia Realty, Inc.
(781) 917-0491
Listed By:
Shauna Fanning · License #9554724
(781) 917-0491
Source:
Compass
Added: Jan 25
Changed: Aug 30
Last Checked: Aug 31 at 1:25AM
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 Lamacchia Realty, Inc.
Investment Insights
Based on property information with market context.
This 1,860-square-foot duplex was built in 1910 and retains high ceilings, wood and hardwood flooring, and a flexible interior arrangement. The property is currently configured for two families, while R2 zoning allows three units. A full unfinished basement provides additional utility, and the home includes a range, microwave, refrigerator, washer, and dryer. Exterior features include frame construction with shingle siding, rain gutters, a porch, and a deck.
Located at 45 Holman Street in Attleboro, the property offers access to major routes, downtown Attleboro, and the commuter rail station. A private yard provides outdoor space for residents or tenants.
Located at 45 Holman Street in Attleboro, the property offers access to major routes, downtown Attleboro, and the commuter rail station. A private yard provides outdoor space for residents or tenants.
Key Highlights
- 1,860‑square‑foot duplex currently configured as a two‑family property
- R2 zoning permits three units
- Built in 1910 with high ceilings and wood and hardwood flooring
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
$33,240
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
5.36%
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%
$664,800
$664.8K
Cap Rate 7%
$474,857
$474.9K
Cap Rate 9%
$369,333
$369.3K
Market Conditions
NOI Build-Up for 1,860 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
$51.3K $27.60/SF
− Vacancy
−$3.9K −$2.07/SF
EGI
$47.5K $25.53/SF
− OpEx
−$14.2K −$7.66/SF
NOI
$33.2K $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%
$664,800
Cap Rate 7%
$474,857
Cap Rate 9%
$369,333
Alternative Uses
Best Use
Multifamily LT 5
$474.9K
$415.5K – $554.0K
NOI $33,240 @ 7.0% cap · market cap 5.36%
Second Best
Apartment 5plus
$441.3K
$386.1K – $514.9K
NOI $30,891 @ 7.0% cap · market cap 4.98%
Theoretical Best
Office A
$1.13M
$991.1K – $1.32M
NOI $79,290 @ 7.0% cap · market cap 12.79%
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
1,340
Businesses Nearby
Explore this area
Business Placement
Demographics for 02703, MA
46,389
Population
19,014
Households
2.4
Avg Household Size
42
Median Age
34%
College-Educated
90%
High-School Grad
26.8 sq mi
ZIP Area
1,731
Density / Sq Mi
$93,352
Median Household Income
$51,637
Median Earnings
$1,446
Median Rent
$409,400
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 - R2 zoning, a private yard, and commuter rail access support flexible residential use.
Where is this duplex located?
The property is located at 45 Holman Street Attleboro, MA.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: 1,860‑square‑foot duplex currently configured as a two‑family property; R2 zoning permits three units; Built in 1910 with high ceilings and wood and hardwood flooring
