Medical Office With Operatory
For Sale
$499,900
510 Thacher St, Attleboro, MA 02703
Commercial Sale, Attleboro, MA
Property Size1,106 SF
Lot Size0.43 Acres
Price / SF$451.99
Days on Market39
Property Features for 510 Thacher St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
res
Zoning description
Legal Non-Conforming
Directions
County to Thacher (route 123)
Standard status
Active
APN
M:0062 B:0000 L:0162,2760540
Size
1,106 SF
Lot size
0.43 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7162
Building Details
Year built
1965
Listing Agency:
Keller Williams Elite · Keller Williams Realty
(508) 695-4545
Added: Jul 28
Changed: Sep 3
Last Checked: Sep 4 at 3:06AM
MLS# 73555986
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 1,106-square-foot medical office property occupies a 0.4273-acre site and is configured for medical, dental, or specialty dental operations. The building includes 3 operatory rooms, a waiting area, reception, an x-ray area, staff laboratory, and a private office. Finished lower-level rooms provide additional interior space, including training or employee lounge areas. A full kitchenette is located on the upper floor, and the property also has a 1-car garage.
Built in 1965, the property is located in Attleboro, MA, and carries residential zoning. Additional uses may be possible through a special permit from the city, subject to applicable requirements. The existing configuration offers a defined clinical setting with supporting administrative, staff, and storage areas.
Built in 1965, the property is located in Attleboro, MA, and carries residential zoning. Additional uses may be possible through a special permit from the city, subject to applicable requirements. The existing configuration offers a defined clinical setting with supporting administrative, staff, and storage areas.
Key Highlights
- 3 operatory rooms with waiting area and reception
- 1,106 square feet on a 0.4273‑acre site
- X‑ray area and staff laboratory included
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
$32,104
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
6.42%
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%
$642,080
$642.1K
Cap Rate 7%
$458,629
$458.6K
Cap Rate 9%
$356,711
$356.7K
Market Conditions
NOI Build-Up for 1,106 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
$60.3K $54.48/SF
− Vacancy
−$6.7K −$6.10/SF
EGI
$53.5K $48.38/SF
− OpEx
−$21.4K −$19.35/SF
NOI
$32.1K $29.03/SF
Area
Bristol County, MA
Vacancy
11.20%
Lease Rate
$54.48 /SF/Yr
Expense Ratio
40.00%
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%
$642,080
Cap Rate 7%
$458,629
Cap Rate 9%
$356,711
Alternative Uses
Best Use
Healthcare Medical
$458.6K
$401.3K – $535.1K
NOI $32,104 @ 7.0% cap · market cap 6.42%
Second Best
Office B
$259.7K
$227.2K – $303.0K
NOI $18,179 @ 7.0% cap · market cap 3.64%
Theoretical Best
Office A
$673.5K
$589.3K – $785.8K
NOI $47,147 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
156
Businesses Nearby
Under-served
Demand for This Use
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Established clinical layout includes reception, imaging, laboratory, and additional finished support space.
Where is this medical office space located?
The property is located at 510 Thacher St Attleboro, MA.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 3 operatory rooms with waiting area and reception; 1,106 square feet on a 0.4273‑acre site; X‑ray area and staff laboratory included
