Duplex With Off-Street
For Sale
Under Contract
$525,000
56 Parker St, Attleboro, MA 02703
Residential Income, Attleboro, MA
Property Size1,973 SF
Lot Size0.10 Acres
Price / SF$266.09
Days on Market48
Property Features for 56 Parker St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 5, Bedroom 3, Bathroom 1, Bedroom 1
Parking
4
Directions
152 to Maple Street to Parker Street.
Standard status
Active Under Contract
APN
M:0039 B:0000 L:0131,2757779
Size
1,973 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6167
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Elite · Keller Williams Realty
(508) 528-1000
Listed By:
Jennifer Hoyt
(508) 695-4545
Added: Jul 15
Changed: Aug 27
Last Checked: Aug 31 at 5:06PM
MLS# 73550470
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 1,973-square-foot duplex, built in 1900, includes two residential units with a combined five bedrooms and two full bathrooms. The first unit offers two bedrooms, an eat-in kitchen with white cabinetry and stainless steel appliances, hardwood flooring in the living room, and an additional room suitable for office or den use. The second-floor unit provides three bedrooms, an eat-in kitchen with matching appliance features, and one full bathroom.
The basement includes two washer and dryer hookup sets, newer plumbing, and a newer water heater. Four off-street parking spaces serve the property. Located in Attleboro, the home is near a park, shopping, a hospital, public transportation, and access to Interstate 95. The property is zoned R2 and occupies 0.0956 acres.
The basement includes two washer and dryer hookup sets, newer plumbing, and a newer water heater. Four off-street parking spaces serve the property. Located in Attleboro, the home is near a park, shopping, a hospital, public transportation, and access to Interstate 95. The property is zoned R2 and occupies 0.0956 acres.
Key Highlights
- 1,973 square feet on a 0.0956‑acre lot
- Two‑unit layout with five bedrooms and two full bathrooms
- First unit includes two bedrooms, hardwood living room flooring, and bonus office or den space
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
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Frequently Asked Questions
What type of property is this?
Duplex - Updated two-family property with separate kitchens, basement laundry hookups, and off-street parking.
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: 1,973 square feet on a 0.0956‑acre lot; Two‑unit layout with five bedrooms and two full bathrooms; First unit includes two bedrooms, hardwood living room flooring, and bonus office or den space
