Renovated Mixed-Use
For Sale
$2,000,000
72 Main St, Wareham, MA 02571
Historic mixed-use asset combines multifamily residences with dedicated commercial space and an approved rear carriage structure.
Property Size7,529 SF
Price / SF$265.64
Days on Market47
Property Features for 72 Main St
General Information
Standard status
Active
Size
7,529 SF
Property subtype
Multi-Family
Zoning
INS
Additional Details
Multifamily Units
9
Building Details
Year Built
1870
Year Renovated
2023
Listing Agency:
Northeast Private Client Group, LLC
(857) 216-7792
Listed By:
Tom Egbers
Source:
Leightonteam
Added: Jul 16
Changed: Aug 29
Last Checked: Aug 30 at 7:07PM
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 Northeast Private Client Group, LLC
Investment Insights
Based on property information with market context.
This mixed-use property includes a 7,529-square-foot building with 9 multifamily units and an additional 3,234 square feet of commercial space. Originally constructed in 1870, the property underwent renovation in 2023 and includes on-site management. The existing layout combines residential and commercial components within the same overall asset, providing distinct occupancy types for a range of operating requirements.
Zoned INS, the property also includes a rear carriage structure with town approvals for commercial use or conversion into 4 additional units. The address is 72 Main St in Wareham, Massachusetts. The approved alternatives for the carriage structure expand the property's documented use configuration without changing the existing building description.
Zoned INS, the property also includes a rear carriage structure with town approvals for commercial use or conversion into 4 additional units. The address is 72 Main St in Wareham, Massachusetts. The approved alternatives for the carriage structure expand the property's documented use configuration without changing the existing building description.
Key Highlights
- 7,529 SF mixed‑use building with 9 multifamily units
- Additional 3,234 SF commercial space
- Renovated in 2023; original construction dates to 1870
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
$117,272
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
5.86%
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%
$2,345,440
$2.3M
Cap Rate 7%
$1,675,314
$1.7M
Cap Rate 9%
$1,303,022
$1.3M
Market Conditions
NOI Build-Up for 7,529 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
$225.9K $30.00/SF
− Vacancy
−$12.6K −$1.68/SF
EGI
$213.2K $28.32/SF
− OpEx
−$95.9K −$12.74/SF
NOI
$117.3K $15.58/SF
Area
Plymouth County, MA
Vacancy
5.60%
Lease Rate
$30.00 /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%
$2,345,440
Cap Rate 7%
$1,675,314
Cap Rate 9%
$1,303,022
Alternative Uses
Best Use
Apartment 5plus
$1.68M
$1.47M – $1.95M
NOI $117,272 @ 7.0% cap · market cap 5.86%
Second Best
Mixed Use
$1.04M
$909.1K – $1.21M
NOI $72,730 @ 7.0% cap · market cap 3.64%
Theoretical Best
Office A
$4.46M
$3.90M – $5.20M
NOI $312,000 @ 7.0% cap · market cap 15.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
Location Intelligence
Trade Area within ½ mile
464
Businesses Nearby
Explore this area
Business Placement
Demographics for 02571, MA
10,858
Population
6,205
Households
1.7
Avg Household Size
51
Median Age
32%
College-Educated
90%
High-School Grad
18.7 sq mi
ZIP Area
581
Density / Sq Mi
$87,302
Median Household Income
$56,282
Median Earnings
$1,427
Median Rent
$422,500
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?
Mixed-use property - Historic mixed-use asset combines multifamily residences with dedicated commercial space and an approved rear carriage structure.
Where is this mixed-use property located?
The property is located at 72 Main St Wareham, MA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 7,529 SF mixed‑use building with 9 multifamily units; Additional 3,234 SF commercial space; Renovated in 2023; original construction dates to 1870
