Two-Family Townhome-Style
For Sale
$699,900
Pending
558 W Main St, Avon, MA 02322
Townhome-style duplex with two separate, multi-level units and individual utilities, including current rental income.
Property Size2,805 SF
Days on Market57
Property Features for 558 W Main St
General Information
Standard status
Pending
Size
2,805 SF
Total Parking Spaces
5
Property subtype
Multi Family Home
Zoning
RDA
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,116
Building Details
Building Size
2,805 SF
Year Built
1780
Stories
3
Units
2
Tenancy
Multi
Listing Agency:
The Aland Realty Group LLC
(603) 501-0463
Listed By:
Michael Giannone
(978) 806-6446
Source:
Janicemitchellre
Added: Jul 14
Changed: Aug 8
Last Checked: Jul 23 at 7:53AM
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 The Aland Realty Group LLC
Investment Insights
Based on property information with market context.
This townhome-style duplex offers a two-family setup with a multi-level, more private feel for each unit. Unit 1 is a 2-bedroom, 1-bath home and is currently owner-occupied. Unit 2 features 3 bedrooms plus an office and 2 bathrooms, and is currently tenant-occupied, providing immediate rental income. Combined, the two units total over 2,800 square feet of living space.
The property is located at 558 W Main St in Avon, MA, with an easy commute to Boston noted in the remarks. Each unit has separate utilities, which can help simplify day-to-day management. The seller indicates the property may be delivered vacant if desired.
With two independently metered units and distinct layouts, this duplex is well-suited for an owner-occupant looking to offset housing costs while maintaining separate living space, or for an investor seeking a property with one unit generating rental income.
The property is located at 558 W Main St in Avon, MA, with an easy commute to Boston noted in the remarks. Each unit has separate utilities, which can help simplify day-to-day management. The seller indicates the property may be delivered vacant if desired.
With two independently metered units and distinct layouts, this duplex is well-suited for an owner-occupant looking to offset housing costs while maintaining separate living space, or for an investor seeking a property with one unit generating rental income.
Key Highlights
- Townhome‑style duplex in Avon with two separate, multi‑level units and individual utilities
- Unit 1: 2 bed, 1 bath; currently owner‑occupied
- Unit 2: 3 bedrooms plus office and 2 bathrooms; currently tenant‑occupied
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
$50,247
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
7.18%
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%
$1,004,940
$1.0M
Cap Rate 7%
$717,814
$717.8K
Cap Rate 9%
$558,300
$558.3K
Market Conditions
NOI Build-Up for 2,805 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
$75.7K $27.00/SF
− Vacancy
−$4.0K −$1.41/SF
EGI
$71.8K $25.59/SF
− OpEx
−$21.5K −$7.68/SF
NOI
$50.2K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$1,004,940
Cap Rate 7%
$717,814
Cap Rate 9%
$558,300
Alternative Uses
Best Use
Multifamily LT 5
$717.8K
$628.1K – $837.5K
NOI $50,247 @ 7.0% cap · market cap 7.18%
Second Best
Apartment 5plus
$662.3K
$579.5K – $772.7K
NOI $46,361 @ 7.0% cap · market cap 6.62%
Theoretical Best
Office A
$1.66M
$1.45M – $1.94M
NOI $116,238 @ 7.0% cap · market cap 16.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
269
Businesses Nearby
Explore this area
Business Placement
Demographics for 02322, MA
4,777
Population
1,716
Households
2.8
Avg Household Size
43
Median Age
31%
College-Educated
86%
High-School Grad
4.3 sq mi
ZIP Area
1,111
Density / Sq Mi
$129,487
Median Household Income
$51,618
Median Earnings
$1,648
Median Rent
$482,800
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 - Townhome-style duplex with two separate, multi-level units and individual utilities, including current rental income.
Where is this duplex located?
The property is located at 558 W Main St Avon, MA.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Townhome‑style duplex in Avon with two separate, multi‑level units and individual utilities; Unit 1: 2 bed, 1 bath; currently owner‑occupied; Unit 2: 3 bedrooms plus office and 2 bathrooms; currently tenant‑occupied
