Updated Two-Family
For Sale
$525,000
Pending
56 Parker St, Attleboro, MA 02703
Updated two-family home with separate unit layouts, eat-in kitchens, and off-street parking for four vehicles.
Property Size1,973 SF
Days on Market56
Property Features for 56 Parker St
General Information
Standard status
Pending
Size
1,973 SF
Total Parking Spaces
4
Property subtype
Multi Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,167
Building Details
Building Size
1,973 SF
Year Built
1900
Listing Agency:
Keller Williams Elite
Listed By:
Karen Afonso
(508) 695-4545
Source:
Allisonmazer
Added: Jul 15
Changed: Aug 31
Last Checked: Aug 28 at 3:31PM
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 Keller Williams Elite
Investment Insights
Based on property information with market context.
This updated two-family residence offers two distinct living levels with functional, well-appointed interiors. Unit 1 includes a modern white kitchen with stainless steel appliances and an eat-in kitchen, one full bathroom, hardwood flooring in the living room, two spacious bedrooms, and a bonus space suitable for an office or den. The second-floor unit features three bedrooms, a full bathroom, white cabinetry, stainless steel appliances, and an eat-in kitchen.
The basement includes two sets of washer and dryer hookups, along with newer plumbing and a newer water heater. Off-street parking is available for up to four vehicles.
The property is centrally located with close proximity to a park, shopping, a hospital, and public transportation, and it provides access to Interstate 95.
The basement includes two sets of washer and dryer hookups, along with newer plumbing and a newer water heater. Off-street parking is available for up to four vehicles.
The property is centrally located with close proximity to a park, shopping, a hospital, and public transportation, and it provides access to Interstate 95.
Key Highlights
- Updated two‑family home built in 1900 with separate unit layouts
- Unit 1: modern white kitchen cabinetry, stainless steel appliances, eat‑in kitchen, hardwood living room, 2 bedrooms plus bonus office/den space
- Second‑floor unit: 3 bedrooms, white cabinetry, stainless steel appliances, eat‑in kitchen, and 1 full bathroom
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
$35,259
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
6.72%
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%
$705,180
$705.2K
Cap Rate 7%
$503,700
$503.7K
Cap Rate 9%
$391,767
$391.8K
Market Conditions
NOI Build-Up for 1,973 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
$54.5K $27.60/SF
− Vacancy
−$4.1K −$2.07/SF
EGI
$50.4K $25.53/SF
− OpEx
−$15.1K −$7.66/SF
NOI
$35.3K $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%
$705,180
Cap Rate 7%
$503,700
Cap Rate 9%
$391,767
Alternative Uses
Best Use
Multifamily LT 5
$503.7K
$440.7K – $587.7K
NOI $35,259 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$468.1K
$409.6K – $546.1K
NOI $32,768 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,107 @ 7.0% cap · market cap 16.02%
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
1,016
Businesses Nearby
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 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?
Duplex - Updated two-family home with separate unit layouts, eat-in kitchens, and off-street parking for four vehicles.
Where is this duplex located?
The property is located at 56 Parker St Attleboro, MA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Updated two‑family home built in 1900 with separate unit layouts; Unit 1: modern white kitchen cabinetry, stainless steel appliances, eat‑in kitchen, hardwood living room, 2 bedrooms plus bonus office/den space; Second‑floor unit: 3 bedrooms, white cabinetry, stainless steel appliances, eat‑in kitchen, and 1 full bathroom
