Three-Unit Mixed-Use
New
For Sale
$949,000
609 Newport Ave, Attleboro, MA 02703
Commercial Sale, Attleboro, MA
Property Size1,800 SF
Lot Size0.11 Acres
Price / SF$527.22
Days on Market2
Property Features for 609 Newport Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed Use
Zoning description
Legal Conforming
Directions
Use Google Maps
Standard status
Active
APN
M:0064 B:0000 L:0050,2760685
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
8000
Building Details
Year built
1905
Listing Agency:
Keller Williams Realty Boston South West
Listed By:
Iris Papagno
(781) 251-2101
Added: Sep 3
Last Checked: Sep 4 at 6:06PM
MLS# 73571817
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.
Built in 1905, this mixed-use property contains three units: one commercial space and two residential apartments. The commercial unit measures approximately 1,800 SF and includes multiple office or work areas, reception and conference areas, a kitchenette, storage, bathrooms, and private entrances. The two residential units each have two bedrooms and have been renovated; both are currently occupied and producing rental income.
The property occupies 0.1063 acres at 609 Newport Ave in Attleboro, with convenient access to Route 1, MBTA commuter rail, shopping, restaurants, and major highway routes. Zoning is Mixed Use. A new roof was installed in 2025. Potential changes to the commercial space or other residential use would require confirmation of feasibility along with applicable zoning, permitting, and municipal approvals.
The property occupies 0.1063 acres at 609 Newport Ave in Attleboro, with convenient access to Route 1, MBTA commuter rail, shopping, restaurants, and major highway routes. Zoning is Mixed Use. A new roof was installed in 2025. Potential changes to the commercial space or other residential use would require confirmation of feasibility along with applicable zoning, permitting, and municipal approvals.
Key Highlights
- Three‑unit configuration with one commercial unit and two residential units
- Approximately 1,800 SF commercial unit with offices, reception, conference space, kitchenette, storage, and private entrances
- Two renovated 2‑bedroom residential units, both currently 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
$29,895
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
3.15%
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%
$597,900
$597.9K
Cap Rate 7%
$427,071
$427.1K
Cap Rate 9%
$332,167
$332.2K
Market Conditions
NOI Build-Up for 1,800 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
$58.3K $32.40/SF
− Vacancy
−$4.0K −$2.20/SF
EGI
$54.4K $30.20/SF
− OpEx
−$24.5K −$13.59/SF
NOI
$29.9K $16.61/SF
Area
Bristol County, MA
Vacancy
6.80%
Lease Rate
$32.40 /SF/Yr
Expense Ratio
45.00%
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%
$597,900
Cap Rate 7%
$427,071
Cap Rate 9%
$332,167
Alternative Uses
Best Use
Apartment 5plus
$427.1K
$373.7K – $498.3K
NOI $29,895 @ 7.0% cap · market cap 3.15%
Second Best
Office B
$422.7K
$369.8K – $493.1K
NOI $29,586 @ 7.0% cap · market cap 3.12%
Theoretical Best
Office A
$1.10M
$959.2K – $1.28M
NOI $76,732 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
2
Residential units
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
375
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 Office 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?
Mixed-use property - Includes a commercial suite and two renovated residential apartments in a mixed-use-zoned building.
Where is this mixed-use property located?
The property is located at 609 Newport Ave Attleboro, MA.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Three‑unit configuration with one commercial unit and two residential units; Approximately 1,800 SF commercial unit with offices, reception, conference space, kitchenette, storage, and private entrances; Two renovated 2‑bedroom residential units, both currently occupied
