Updated Two-Family
For Sale
$799,000
738 Crescent Street, East Bridgewater, MA 02333
Legal two-family property with updated systems, in-unit laundry, and flexible living arrangements.
Property Size2,102 SF
Lot Size2.00 Acres
Price / SF$380.11
Days on Market11
Property Features for 738 Crescent Street
General Information
Standard status
Active
Size
2,102 SF
Lot size
2.00 Acres
Property subtype
Multi-family
Units
Unit Mix
1 x 3BR, 1 x 1BR
Multifamily Units
2
Amenities
in-unit laundry
covered porch
Building Details
Year Built
1840
Buildings
1
Listing Agency:
Century 21 North East
Listed By:
Brennan Team
(508) 942-4394
Source:
Jmulkerinrealty
Added: Sep 5
Changed: Sep 15
Last Checked: Sep 15 at 8:09AM
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.
This legal two-family duplex at 738 Crescent Street offers 2,102 square feet across two residential units on approximately 2 acres. The primary residence includes three bedrooms, a full bathroom, an updated kitchen with stainless-steel appliances, substantial living areas, and in-unit laundry. The upper apartment provides a bedroom, full bathroom, kitchen, living area, laundry, and two means of egress.
Property improvements include a new furnace, new oil tank, and updated electrical service. A full basement adds storage and utility space, while the exterior includes a covered porch, mature trees, and level outdoor areas. Built in 1840, the property provides a legal two-unit configuration with space for owner occupancy, multigenerational living, or rental use.
Property improvements include a new furnace, new oil tank, and updated electrical service. A full basement adds storage and utility space, while the exterior includes a covered porch, mature trees, and level outdoor areas. Built in 1840, the property provides a legal two-unit configuration with space for owner occupancy, multigenerational living, or rental use.
Key Highlights
- Legal two‑family property with 2,102 SF of residential space
- Approximately 2 acres with level outdoor areas and mature trees
- Main residence includes 3 bedrooms, updated kitchen, and in‑unit laundry
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
$35,525
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
4.45%
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%
$710,500
$710.5K
Cap Rate 7%
$507,500
$507.5K
Cap Rate 9%
$394,722
$394.7K
Market Conditions
NOI Build-Up for 2,102 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
$53.6K $25.50/SF
− Vacancy
−$2.9K −$1.36/SF
EGI
$50.7K $24.14/SF
− OpEx
−$15.2K −$7.24/SF
NOI
$35.5K $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%
$710,500
Cap Rate 7%
$507,500
Cap Rate 9%
$394,722
Alternative Uses
Best Use
Multifamily LT 5
$507.5K
$444.1K – $592.1K
NOI $35,525 @ 7.0% cap · market cap 4.45%
Second Best
Apartment 5plus
$467.7K
$409.3K – $545.7K
NOI $32,741 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $87,106 @ 7.0% cap · market cap 10.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
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Business Placement
Demographics for 02333, MA
14,382
Population
5,165
Households
2.8
Avg Household Size
43
Median Age
34%
College-Educated
96%
High-School Grad
17.2 sq mi
ZIP Area
836
Density / Sq Mi
$128,679
Median Household Income
$53,850
Median Earnings
$1,566
Median Rent
$474,000
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Legal two-family property with updated systems, in-unit laundry, and flexible living arrangements.
Where is this duplex located?
The property is located at 738 Crescent Street East Bridgewater, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Legal two‑family property with 2,102 SF of residential space; Approximately 2 acres with level outdoor areas and mature trees; Main residence includes 3 bedrooms, updated kitchen, and in‑unit laundry
