Downtown Plymouth Mixed-Use
For Sale
$3,500,000
46 Main Street, Plymouth, MA 02360
Mixed-use property in downtown Plymouth with income and expansion potential.
Property Size17,750 SF
Price / SF$197.18
Days on Market186
Property Features for 46 Main Street
General Information
Standard status
Active
Size
17,750 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$16,954
Building Details
Year Built
1930
Listing Agency:
South Shore Sotheby's International Realty
(781) 934-2000
Listed By:
Ryan Ahern
Source:
Corcoran
Added: Feb 4
Changed: Aug 8
Last Checked: Aug 8 at 6:01AM
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 South Shore Sotheby's International Realty
Investment Insights
Based on property information with market context.
This mixed-use property is located in downtown Plymouth, in the heart of Main Street, surrounded by restaurants and shops. Situated in an area with high foot traffic, the property is currently income producing with three established commercial leases in place, including a wine bar, cocktail bar, and axe throwing venue. The property offers approximately 45 feet of frontage on both Main Street and School Street. There is nearly 6,000 square feet of open second level space that remains unoccupied, which has already been approved for six residential units.
Key Highlights
- Prime downtown Plymouth location with high foot traffic.
- Approved for six residential units on the unoccupied second level, offering significant value‑add potential.
- Currently income‑producing with three established commercial leases.
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
$171,465
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
4.90%
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%
$3,429,300
$3.4M
Cap Rate 7%
$2,449,500
$2.4M
Cap Rate 9%
$1,905,167
$1.9M
Market Conditions
NOI Build-Up for 17,750 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
$298.2K $16.80/SF
− Vacancy
−$23.9K −$1.34/SF
EGI
$274.3K $15.46/SF
− OpEx
−$102.9K −$5.80/SF
NOI
$171.5K $9.66/SF
Area
Plymouth 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%
$3,429,300
Cap Rate 7%
$2,449,500
Cap Rate 9%
$1,905,167
Alternative Uses
Best Use
Specialty Retail
$4.69M
$4.10M – $5.47M
NOI $328,095 @ 7.0% cap · market cap 9.37%
Second Best
Mixed Use
$2.45M
$2.14M – $2.86M
NOI $171,465 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$10.51M
$9.19M – $12.26M
NOI $735,555 @ 7.0% cap · market cap 21.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
13k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Cumberland Farms
Shops & Services
10,965 visits/mo
0.1 miles
Sullivan Tire
Shops & Services
1,431 visits/mo
0.1 miles
Jiffy Lube
Shops & Services
704 visits/mo
0.1 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property in downtown Plymouth with income and expansion potential.
Where is this mixed-use property located?
The property is located at 46 Main Street Plymouth, MA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Prime downtown Plymouth location with high foot traffic.; Approved for **six residential units** on the unoccupied second level, offering significant value‑add potential.; Currently income‑producing with three established commercial leases.
