Three-Level Residential Income
For Sale
$419,000
660 Thacher, Attleboro, MA 02703
Three-bedroom townhome with open living and dining areas, a rear deck, and tandem garage parking.
Property Size1,700 SF
Price / SF$246.47
Days on Market19
Property Features for 660 Thacher
General Information
Standard status
Active
Size
1,700 SF
Total Parking Spaces
2
Property subtype
Apartment
Additional Details
Public Transit
Yes
Multifamily Units
1
Amenities
stainless steel appliances
surround sound wiring
pantry closet
rear deck
Range
Dishwasher
Microwave
Refrigerator
Washer
Dryer
Central Air
Wood
Tile
Carpet
Forced Air, Natural Gas
4.0 Stories
$5,588 Taxes
Public
Built in 2003
Building Details
Year Built
2003
Stories
3
Listing Agency:
Century 21 North East
(800) 844-7653
Listed By:
Lois Decoste
(774) 244-6479
Source:
Donahuere
Added: Aug 26
Changed: Sep 9
Last Checked: Sep 13 at 3:56AM
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 Century 21 North East
Investment Insights
Based on property information with market context.
Built in 2003, this three-bedroom townhome spans three levels and includes approximately 1,700 square feet of living space. The main level features an open arrangement connecting the living room, dining area, and kitchen, with wood flooring, tile finishes, stainless steel appliances, a custom pantry closet, and access to a rear deck. Natural gas cooking is also included.
The property offers a two-plus tandem garage and custom whole-house surround-sound wiring. Its location provides commuter access to Boston, Providence, and two Attleboro commuter rail stations. The residence is part of Sugar Creek Condominiums at 660 Thacher in Attleboro, Massachusetts.
The property offers a two-plus tandem garage and custom whole-house surround-sound wiring. Its location provides commuter access to Boston, Providence, and two Attleboro commuter rail stations. The residence is part of Sugar Creek Condominiums at 660 Thacher in Attleboro, Massachusetts.
Key Highlights
- Three‑bedroom townhome arranged across three levels
- Approximately 1,700 square feet of living space
- Two‑plus tandem garage
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
$28,234
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
6.74%
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%
$564,680
$564.7K
Cap Rate 7%
$403,343
$403.3K
Cap Rate 9%
$313,711
$313.7K
Market Conditions
NOI Build-Up for 1,700 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
$55.1K $32.40/SF
− Vacancy
−$3.7K −$2.20/SF
EGI
$51.3K $30.20/SF
− OpEx
−$23.1K −$13.59/SF
NOI
$28.2K $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%
$564,680
Cap Rate 7%
$403,343
Cap Rate 9%
$313,711
Alternative Uses
Best Use
Apartment 5plus
$403.3K
$352.9K – $470.6K
NOI $28,234 @ 7.0% cap · market cap 6.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.04M
$905.9K – $1.21M
NOI $72,469 @ 7.0% cap · market cap 17.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
78
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom townhome with open living and dining areas, a rear deck, and tandem garage parking.
Where is this residential income property located?
The property is located at 660 Thacher Attleboro, MA.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: Three‑bedroom townhome arranged across three levels; Approximately 1,700 square feet of living space; Two‑plus tandem garage
