Four-Unit Colonial
For Sale
$529,900
5-7 Beeden Pl, Westport, MA 02790
Two-story multifamily property with hardwood flooring, laundry facilities, vinyl siding, and updated electrical service.
Property Size2,464 SF
Price / SF$215.06
Days on Market115
Property Features for 5-7 Beeden Pl
General Information
Standard status
Active
Size
2,464 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Zoning
HISTOR
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$3,012
Amenities
hardwood flooring
laundry room
Building Details
Building Size
2,464 SF
Year Built
1880
Stories
4
Construction
Colonial-style
Listing Agency:
Coldwell Banker Realty - Boston
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 8
Changed: Aug 29
Last Checked: Aug 30 at 1:20PM
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 Coldwell Banker Realty - Boston
Investment Insights
Based on property information with market context.
Built in 1880, this two-story Colonial-style quadplex contains four residential units within 2,464 square feet. The property includes six bedrooms with hardwood flooring, along with a dedicated laundry room serving the residence. Exterior improvements include vinyl siding, while the electrical service has been updated. Located at 5-7 Beeden Pl in Westport, Massachusetts, the property carries HISTOR zoning and offers a four-unit configuration for multifamily ownership.
Key Highlights
- Four‑unit multifamily property with 2,464 square feet
- Six bedrooms featuring hardwood flooring
- Two‑story Colonial‑style construction built in 1880
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
$44,034
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
8.31%
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%
$880,680
$880.7K
Cap Rate 7%
$629,057
$629.1K
Cap Rate 9%
$489,267
$489.3K
Market Conditions
NOI Build-Up for 2,464 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
$68.0K $27.60/SF
− Vacancy
−$5.1K −$2.07/SF
EGI
$62.9K $25.53/SF
− OpEx
−$18.9K −$7.66/SF
NOI
$44.0K $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%
$880,680
Cap Rate 7%
$629,057
Cap Rate 9%
$489,267
Alternative Uses
Best Use
Multifamily LT 5
$629.1K
$550.4K – $733.9K
NOI $44,034 @ 7.0% cap · market cap 8.31%
Second Best
Apartment 5plus
$584.6K
$511.5K – $682.1K
NOI $40,923 @ 7.0% cap · market cap 7.72%
Theoretical Best
Office A
$1.50M
$1.31M – $1.75M
NOI $105,037 @ 7.0% cap · market cap 19.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
162
Businesses Nearby
Explore this area
Business Placement
Demographics for 02790, MA
16,458
Population
7,523
Households
2.2
Avg Household Size
50
Median Age
30%
College-Educated
91%
High-School Grad
53.9 sq mi
ZIP Area
305
Density / Sq Mi
$100,617
Median Household Income
$52,188
Median Earnings
$1,313
Median Rent
$476,000
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Quadplex - Two-story multifamily property with hardwood flooring, laundry facilities, vinyl siding, and updated electrical service.
Where is this quadplex located?
The property is located at 5-7 Beeden Pl Westport, MA.
What is the asking price?
The asking price for this property is $529,900.
What are key features of this property?
This property features: Four‑unit multifamily property with 2,464 square feet; Six bedrooms featuring hardwood flooring; Two‑story Colonial‑style construction built in 1880
