Building Details

Building Size 2,458 SF

Year Built 1880

Buildings 2

Stories 3

Listing Agency: Keller Williams Realty Boston Northwest Show Phone

Listed By: Chris Bernier Show Phone

Source: Churchillprop

Added: Sep 20 Changed: Sep 23 Last Checked: Sep 24 at 7:18AM

Report an Issue

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 Realty Boston Northwest

Investment Insights

Based on property information with market context.

Built in 1880, this duplex offers two separate residences with distinct driveways and dedicated basement storage. The larger two-story unit includes 3 bedrooms, 2 full baths, an eat-in kitchen, sunroom, living room with hardwood floors, and a first-floor bedroom. The second unit provides a kitchen, bedroom, living room, and in-unit laundry. Both units have been freshly painted and include new carpeting.

A detached heated 2-car garage adds substantial utility, along with an attached office featuring heat, A/C, sliders to the patio, and access to the yard. The property is positioned near Governor Ames Estate, walking trails, and a small pond, with Stonehill College, Shoveltown Brewery, the YMCA, library, Langwater Farm, downtown Easton, the school complex, and major highways nearby. Zoned res.

Key Highlights

• Two‑unit duplex with separate driveways and dedicated basement storage
• Larger unit includes 3 bedrooms, 2 full baths, a sunroom, and first‑floor bedroom
• Second unit features a kitchen, bedroom, living room, 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

$43,927

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

5.50%

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%

$878,540 $878.5K

Cap Rate 7%

$627,529 $627.5K

Cap Rate 9%

$488,078 $488.1K

Market Conditions

NOI Build-Up for 2,458 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

$67.8K $27.60/SF

− Vacancy

−$5.1K −$2.07/SF

EGI

$62.8K $25.53/SF

− OpEx

−$18.8K −$7.66/SF

NOI

$43.9K $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%

$878,540

Cap Rate 7%

$627,529

Cap Rate 9%

$488,078

Alternative Uses

Best Use

Multifamily LT 5

$627.5K

$549.1K – $732.1K (±1% cap)

NOI $43,927 @ 7.0% cap · market cap 5.50%

Second Best

Apartment 5plus

$583.2K

$510.3K – $680.4K (±1% cap)

NOI $40,823 @ 7.0% cap · market cap 5.11%

Theoretical Best

Office A

$1.50M

$1.31M – $1.75M (±1% cap)

NOI $104,782 @ 7.0% cap · market cap 13.11%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Duplexes

Suggested Use

Top Pick Pharmacy Auto Parts Store Nail Salon Building Supply Hair Salon Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

323

Businesses Nearby

Explore this area Business Placement

Demographics for 02356, MA

12,767

Population

4,768

Households

2.7

Avg Household Size

44

Median Age

54%

College-Educated

96%

High-School Grad

13.6 sq mi

ZIP Area

939

Density / Sq Mi

$124,719

Median Household Income

$64,625

Median Earnings

$1,710

Median Rent

$621,600

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

End Unit Office/Retail Suite

750 Washington Street # 10, Easton, MA 02375

Contact for pricing

896 SF

View details

Divisible Retail Space

503 Foundry Street # 2, Easton, MA 02356

Contact for pricing

View details

Frequently Asked Questions

What type of property is this?

Duplex - Two-unit property with separate driveways, basement storage, and a detached garage with attached office space.

Where is this duplex located?

The property is located at 77 Elm Street Easton, 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: Two‑unit duplex with separate driveways and dedicated basement storage; Larger unit includes 3 bedrooms, 2 full baths, a sunroom, and first‑floor bedroom; Second unit features a kitchen, bedroom, living room, and in‑unit laundry