Updated Two-Unit
For Sale
$639,900
65 Oak Street, Middleboro, MA 02346
Both residences offer matching layouts with eat-in kitchens, full baths, and spacious living areas.
Property Size2,214 SF
Price / SF$289.02
Days on Market101
Property Features for 65 Oak Street
General Information
Standard status
Active
Size
2,214 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Amenities
coin-op laundry
Building Details
Year Built
1886
Year Renovated
2022
Listing Agency:
RE/MAX Legacy
Listed By:
Chelsea McLaughlin
(617) 875-4950
Source:
Sarkisboston
Added: Apr 30
Changed: Aug 8
Last Checked: Aug 7 at 1:16AM
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 RE/MAX Legacy
Investment Insights
Based on property information with market context.
This 2,214-square-foot duplex contains two residences, each arranged with 3 bedrooms, 1 full bath, an eat-in kitchen, and a spacious living room. The second-floor apartment will be delivered vacant, while the first-floor unit is occupied on a TAW basis. A full basement provides coin-operated laundry equipment or separate washer and dryer hookups for each residence.
Capital improvements completed in 2022 include electrical and plumbing replacements, a new roof, new siding, rebuilt exterior porches, new gutters, motion-detection lighting in the common areas, a new furnace serving Unit 1, and new exterior doors. Built in 1886, the property is located at 65 Oak Street in Middleboro, Massachusetts.
Capital improvements completed in 2022 include electrical and plumbing replacements, a new roof, new siding, rebuilt exterior porches, new gutters, motion-detection lighting in the common areas, a new furnace serving Unit 1, and new exterior doors. Built in 1886, the property is located at 65 Oak Street in Middleboro, Massachusetts.
Key Highlights
- Two‑unit duplex totaling 2,214 SF
- Each unit includes 3 bedrooms and 1 full bath
- Second‑floor unit will be delivered vacant; first‑floor unit is TAW
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
$37,417
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
5.85%
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%
$748,340
$748.3K
Cap Rate 7%
$534,529
$534.5K
Cap Rate 9%
$415,744
$415.7K
Market Conditions
NOI Build-Up for 2,214 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
$56.5K $25.50/SF
− Vacancy
−$3.0K −$1.36/SF
EGI
$53.5K $24.14/SF
− OpEx
−$16.0K −$7.24/SF
NOI
$37.4K $16.90/SF
Area
Plymouth County, MA
Vacancy
5.32%
Lease Rate
$25.50 /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%
$748,340
Cap Rate 7%
$534,529
Cap Rate 9%
$415,744
Alternative Uses
Best Use
Multifamily LT 5
$534.5K
$467.7K – $623.6K
NOI $37,417 @ 7.0% cap · market cap 5.85%
Second Best
Apartment 5plus
$492.6K
$431.1K – $574.8K
NOI $34,485 @ 7.0% cap · market cap 5.39%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,748 @ 7.0% cap · market cap 14.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
552
Businesses Nearby
Explore this area
Business Placement
Demographics for 02346, MA
24,245
Population
10,230
Households
2.4
Avg Household Size
44
Median Age
30%
College-Educated
94%
High-School Grad
69.0 sq mi
ZIP Area
351
Density / Sq Mi
$91,914
Median Household Income
$52,710
Median Earnings
$1,692
Median Rent
$426,800
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 - Both residences offer matching layouts with eat-in kitchens, full baths, and spacious living areas.
Where is this duplex located?
The property is located at 65 Oak Street Middleboro, MA.
What is the asking price?
The asking price for this property is $639,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,214 SF; Each unit includes 3 bedrooms and 1 full bath; Second‑floor unit will be delivered vacant; first‑floor unit is TAW
