Duplex with Barn and
For Sale
$670,000
640 Plymouth St, Holbrook, MA 02343
The property includes a two-family residence, barn, and several detached income-producing buildings.
Property Size2,233 SF
Price / SF$300.04
Days on Market132
Property Features for 640 Plymouth St
General Information
Standard status
Active
Size
2,233 SF
Total Parking Spaces
7
Property subtype
Multi-Family
Zoning
R2
Net Operating Income
$60,000
Taxes and HOA fees
Annual Taxes
$6,775
Building Details
Building Size
2,233 SF
Year Built
1830
Stories
3
Listing Agency:
Coldwell Banker Realty - Marblehead
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 22
Changed: Aug 29
Last Checked: Aug 30 at 1:25PM
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 Coldwell Banker Realty - Marblehead
Investment Insights
Based on property information with market context.
Located at 640 Plymouth St in Holbrook, Massachusetts, this duplex property combines a 2,233-square-foot two-family residence with a barn and multiple income-producing outbuildings. The residence dates to 1830, and the improvements are situated on approximately 3 private acres. Zoning is R2.
Long-term tenants occupy the property under month-to-month agreements. The site is set back from main roads and is near the MBTA Commuter Rail Middleborough/Lakeville Line, which provides direct service to Boston. The property is also described as approximately 30 minutes by car from downtown.
Long-term tenants occupy the property under month-to-month agreements. The site is set back from main roads and is near the MBTA Commuter Rail Middleborough/Lakeville Line, which provides direct service to Boston. The property is also described as approximately 30 minutes by car from downtown.
Key Highlights
- Approximately 3 private acres in Holbrook
- 2,233‑square‑foot two‑family residence built in 1830
- Barn and multiple income‑producing outbuildings
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
$40,001
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
5.97%
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%
$800,020
$800.0K
Cap Rate 7%
$571,443
$571.4K
Cap Rate 9%
$444,456
$444.5K
Market Conditions
NOI Build-Up for 2,233 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 $27.00/SF
− Vacancy
−$3.1K −$1.41/SF
EGI
$57.1K $25.59/SF
− OpEx
−$17.1K −$7.68/SF
NOI
$40.0K $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%
$800,020
Cap Rate 7%
$571,443
Cap Rate 9%
$444,456
Alternative Uses
Best Use
Multifamily LT 5
$571.4K
$500.0K – $666.7K
NOI $40,001 @ 7.0% cap · market cap 5.97%
Second Best
Apartment 5plus
$527.2K
$461.3K – $615.1K
NOI $36,907 @ 7.0% cap · market cap 5.51%
Theoretical Best
Office A
$1.32M
$1.16M – $1.54M
NOI $92,535 @ 7.0% cap · market cap 13.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
45
Businesses Nearby
Explore this area
Business Placement
Demographics for 02343, MA
11,364
Population
4,268
Households
2.7
Avg Household Size
42
Median Age
37%
College-Educated
94%
High-School Grad
7.0 sq mi
ZIP Area
1,623
Density / Sq Mi
$107,198
Median Household Income
$56,269
Median Earnings
$1,522
Median Rent
$435,300
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 - The property includes a two-family residence, barn, and several detached income-producing buildings.
Where is this duplex located?
The property is located at 640 Plymouth St Holbrook, MA.
What is the asking price?
The asking price for this property is $670,000.
What are key features of this property?
This property features: Approximately 3 private acres in Holbrook; 2,233‑square‑foot two‑family residence built in 1830; Barn and multiple income‑producing outbuildings
