Solid Three-Family Investment
For Sale
$649,900
66 Holman St, Attleboro, MA 02703
Three-unit property with separate utilities and strong rental history.
Property Size3,172 SF
Price / SF$204.89
Days on Market106
Property Features for 66 Holman St
General Information
Standard status
Active
Size
3,172 SF
Property subtype
3 Family - 3 Units Up/Down
Building Details
Year Built
1910
Listing Agency:
Keller Williams Elite
(774) 251-8517
Listed By:
DeChambeau Homes Team
(774) 251-8517
Source:
Lockandkeyre
Added: May 18
Changed: Aug 23
Last Checked: Jul 31 at 10:30AM
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 three-family property presents an investment opportunity with a solid rental history and long-term potential. Each unit is deleaded and equipped with separate utilities, facilitating efficient management for both owner-occupants and investors. The first and second floor units feature double parlors that could be converted into additional bedrooms, potentially creating larger three-bedroom layouts and increasing rental income. The property is designed for low maintenance, featuring vinyl siding and a newer roof. Off-street parking is available. The property is located on a bus route, providing access to local amenities, shopping, and major routes. The property size is 3172 square feet.
Key Highlights
- Strong rental history and excellent long‑term investment potential.
- Each unit is deleaded and has separate utilities for easy management.
- Spacious double parlors in first and second floor units offer potential for conversion to additional bedrooms, increasing rental income.**
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
$56,687
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
8.72%
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%
$1,133,740
$1.1M
Cap Rate 7%
$809,814
$809.8K
Cap Rate 9%
$629,856
$629.9K
Market Conditions
NOI Build-Up for 3,172 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
$87.5K $27.60/SF
− Vacancy
−$6.6K −$2.07/SF
EGI
$81.0K $25.53/SF
− OpEx
−$24.3K −$7.66/SF
NOI
$56.7K $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%
$1,133,740
Cap Rate 7%
$809,814
Cap Rate 9%
$629,856
Alternative Uses
Best Use
Multifamily LT 5
$809.8K
$708.6K – $944.8K
NOI $56,687 @ 7.0% cap · market cap 8.72%
Second Best
Apartment 5plus
$752.6K
$658.5K – $878.0K
NOI $52,681 @ 7.0% cap · market cap 8.11%
Theoretical Best
Office A
$1.93M
$1.69M – $2.25M
NOI $135,219 @ 7.0% cap · market cap 20.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,340
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?
Triplex - Three-unit property with separate utilities and strong rental history.
Where is this triplex located?
The property is located at 66 Holman St Attleboro, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Strong rental history and excellent long‑term investment potential.; Each unit is deleaded and has separate utilities for easy management.; Spacious double parlors in first and second floor units offer potential for conversion to additional bedrooms, increasing rental income.**
