Residential Income
For Sale
$659,900
Pending
7 Howard Ave, Attleboro, MA 02703
R2-zoned residential income property with off-street parking and gas-fired water heating.
Property Size2,694 SF
Days on Market63
Property Features for 7 Howard Ave
General Information
Standard status
Pending
Size
2,694 SF
Total Parking Spaces
8
Property subtype
Residential Income
Zoning
R2
Net Operating Income
$43,200
Taxes and HOA fees
Annual Taxes
$5,056
Amenities
Zoned
Full, Interior Entry, Unfinished
Gas Water Heater
Paved, Off Street
Building Details
Building Size
2,694 SF
Year Built
1910
Stories
3
Listing Agency:
(508) 816-9657
Listed By:
Murilo Silva · License #449548526
(508) 816-9657
Source:
Evrealestate
Added: Jun 19
Changed: Aug 14
Last Checked: Aug 20 at 4:49AM
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 Murilo Silva
Investment Insights
Based on property information with market context.
This residential income property was built in 1910 and carries R2 zoning. The improvements include a full interior-entry area with unfinished space, along with a gas water heater. Paved off-street parking is also provided.
The property is located at 7 Howard Ave in Attleboro, Massachusetts, within Bristol County. The reported property size is 2694.
The property is located at 7 Howard Ave in Attleboro, Massachusetts, within Bristol County. The reported property size is 2694.
Key Highlights
- R2 zoning supports the residential income property classification
- Built in 1910
- Reported property size of 2694
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
$44,743
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
6.78%
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%
$894,860
$894.9K
Cap Rate 7%
$639,186
$639.2K
Cap Rate 9%
$497,144
$497.1K
Market Conditions
NOI Build-Up for 2,694 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
$87.3K $32.40/SF
− Vacancy
−$5.9K −$2.20/SF
EGI
$81.4K $30.20/SF
− OpEx
−$36.6K −$13.59/SF
NOI
$44.7K $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%
$894,860
Cap Rate 7%
$639,186
Cap Rate 9%
$497,144
Alternative Uses
Best Use
Apartment 5plus
$639.2K
$559.3K – $745.7K
NOI $44,743 @ 7.0% cap · market cap 6.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.64M
$1.44M – $1.91M
NOI $114,842 @ 7.0% cap · market cap 17.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,478
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - R2-zoned residential income property with off-street parking and gas-fired water heating.
Where is this residential income property located?
The property is located at 7 Howard Ave Attleboro, MA.
What is the asking price?
The asking price for this property is $659,900.
What are key features of this property?
This property features: R2 zoning supports the residential income property classification; Built in 1910; Reported property size of 2694
