Updated Two-Family
For Sale
$799,000
48 Wall St, Bridgewater, MA 02324
Two separate residences feature renovated finishes, private laundry hookups, storage, and off-street parking.
Property Size2,108 SF
Price / SF$379.03
Days on Market244
Property Features for 48 Wall St
General Information
Standard status
Active
Size
2,108 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Zoning
R
Net Operating Income
$75,600
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,593
Amenities
laundry hookups
shed
Building Details
Building Size
2,108 SF
Year Built
1850
Stories
2
Listing Agency:
Karen M. Overtoom R.E.
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Dec 30, 2025
Changed: Aug 30
Last Checked: Aug 31 at 1:22PM
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 Karen M. Overtoom R.E.
Investment Insights
Based on property information with market context.
This two-family property offers 2,108 square feet with a three-bedroom, one-bath layout in each residence. Both units include family rooms, eat-in kitchens, laundry hookups, granite countertops, stainless steel appliances, and updated kitchen cabinetry. Electrical and plumbing systems have been upgraded, while the furnace, roof, and windows are newer. A large shed adds useful storage, and the property includes plenty of parking on a spacious lot.
The home is located near shopping, commuter rail, highways, and Bridgewater State University. Zoned R, the property combines a two-unit configuration with separate household spaces and practical on-site features for an owner-occupant or investment property.
The home is located near shopping, commuter rail, highways, and Bridgewater State University. Zoned R, the property combines a two-unit configuration with separate household spaces and practical on-site features for an owner-occupant or investment property.
Key Highlights
- Two‑family property with 2,108 square feet
- Each unit has 3 bedrooms and 1 bathroom
- Eat‑in kitchens with granite countertops and stainless steel appliances
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
$35,626
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
4.46%
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%
$712,520
$712.5K
Cap Rate 7%
$508,943
$508.9K
Cap Rate 9%
$395,844
$395.8K
Market Conditions
NOI Build-Up for 2,108 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
$53.8K $25.50/SF
− Vacancy
−$2.9K −$1.36/SF
EGI
$50.9K $24.14/SF
− OpEx
−$15.3K −$7.24/SF
NOI
$35.6K $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%
$712,520
Cap Rate 7%
$508,943
Cap Rate 9%
$395,844
Alternative Uses
Best Use
Multifamily LT 5
$508.9K
$445.3K – $593.8K
NOI $35,626 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$469.1K
$410.4K – $547.2K
NOI $32,834 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,355 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
83
Businesses Nearby
Explore this area
Business Placement
Demographics for 02324, MA
25,676
Population
9,770
Households
2.6
Avg Household Size
42
Median Age
40%
College-Educated
94%
High-School Grad
27.0 sq mi
ZIP Area
951
Density / Sq Mi
$112,445
Median Household Income
$57,560
Median Earnings
$1,975
Median Rent
$500,600
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 - Two separate residences feature renovated finishes, private laundry hookups, storage, and off-street parking.
Where is this duplex located?
The property is located at 48 Wall St Bridgewater, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Two‑family property with 2,108 square feet; Each unit has 3 bedrooms and 1 bathroom; Eat‑in kitchens with granite countertops and stainless steel appliances
