Newer 3-Unit Multifamily
For Sale
$1,299,900
78-82 Church St, Mattapoisett, MA 02739
A 2020-built three-family with in-unit laundry, central air, decks, and off-street parking.
Property Size2,881 SF
Price / SF$451.20
Days on Market144
Property Features for 78-82 Church St
General Information
Standard status
Active
Size
2,881 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
R30
Occupancy
100%
Net Operating Income
$46,986
Additional Details
Business Included
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$5,820
Building Details
Building Size
2,881 SF
Year Built
2020
Stories
2
Tenancy
Multi
Listing Agency:
Herion Karbunara
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 15
Changed: Sep 5
Last Checked: Sep 5 at 5:27AM
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 Herion Karbunara
Investment Insights
Based on property information with market context.
Built in 2020, this well-maintained three-family property includes three modern, sunny units with updated finishes. Each unit features an open concept kitchen and living room, in-unit laundry, and a slider to the back deck, along with a welcoming front porch. Units also have central air conditioning, and all three units share access to a backyard.
The property is located in a village setting in Mattapoisett Center, close to the town beach and village center, with shopping, restaurants, and the rail trail bike path nearby. Off-street parking is available.
The first floor has two units, each configured with two bedrooms and two full baths. The larger second-floor unit offers two bedrooms and one full bath.
The property is located in a village setting in Mattapoisett Center, close to the town beach and village center, with shopping, restaurants, and the rail trail bike path nearby. Off-street parking is available.
The first floor has two units, each configured with two bedrooms and two full baths. The larger second-floor unit offers two bedrooms and one full bath.
Key Highlights
- Newer 3‑family built in 2020 with three rented units.
- Two first‑floor units are 858 SF each with 2 bedrooms and 2 full baths.
- Second‑floor unit is 1164 SF with 2 bedrooms and 1 full bath.
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
$48,690
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
3.75%
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%
$973,800
$973.8K
Cap Rate 7%
$695,571
$695.6K
Cap Rate 9%
$541,000
$541.0K
Market Conditions
NOI Build-Up for 2,881 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
$73.5K $25.50/SF
− Vacancy
−$3.9K −$1.36/SF
EGI
$69.6K $24.14/SF
− OpEx
−$20.9K −$7.24/SF
NOI
$48.7K $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%
$973,800
Cap Rate 7%
$695,571
Cap Rate 9%
$541,000
Alternative Uses
Best Use
Multifamily LT 5
$695.6K
$608.6K – $811.5K
NOI $48,690 @ 7.0% cap · market cap 3.75%
Second Best
Apartment 5plus
$641.1K
$560.9K – $747.9K
NOI $44,874 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$1.71M
$1.49M – $1.99M
NOI $119,388 @ 7.0% cap · market cap 9.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
249
Businesses Nearby
Explore this area
Business Placement
Demographics for 02739, MA
6,508
Population
3,614
Households
1.8
Avg Household Size
53
Median Age
58%
College-Educated
97%
High-School Grad
17.3 sq mi
ZIP Area
376
Density / Sq Mi
$117,308
Median Household Income
$63,769
Median Earnings
$1,478
Median Rent
$671,900
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?
Triplex - A 2020-built three-family with in-unit laundry, central air, decks, and off-street parking.
Where is this triplex located?
The property is located at 78-82 Church St Mattapoisett, MA.
What is the asking price?
The asking price for this property is $1,299,900.
What are key features of this property?
This property features: Newer 3‑family built in 2020 with three rented units.; Two first‑floor units are 858 SF each with 2 bedrooms and 2 full baths.; Second‑floor unit is 1164 SF with 2 bedrooms and 1 full bath.
