Three-Unit Village
For Sale
$1,350,000
78-82 Church Street, Mattapoisett, MA 02739
Built in 2020, the property offers open-plan interiors, private laundry, decks, porches, and shared outdoor space.
Property Size2,881 SF
Price / SF$468.59
Days on Market182
Property Features for 78-82 Church Street
General Information
Standard status
Active
Size
2,881 SF
Property subtype
Multi-family
Occupancy
100%
Units
Unit Mix
2 x 2BR/2BA, 1 x 2BR/1BA
Multifamily Units
3
Amenities
in-unit laundry
central air conditioning
off-street parking
shared backyard
Building Details
Year Built
2020
Tenancy
Multi
Listing Agency:
Demakis Family Real Estate,Inc.
(508) 330-8180
Listed By:
Susan Winn
(508) 330-8180
Source:
Demakis
Added: Mar 2
Changed: Aug 30
Last Checked: Aug 30 at 6:31PM
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 Demakis Family Real Estate,Inc.
Investment Insights
Based on property information with market context.
Built in 2020, this three-family property contains three well-maintained residences with open kitchen and living areas, in-unit laundry, central air conditioning, and updated finishes. Each unit includes a slider leading to a back deck, while the building also provides front porch space, off-street parking, and a shared backyard. The property totals 2881 SF. Two first-floor units measure 858 SF each and contain 2 bedrooms and 2 full baths. The second-floor residence measures 1164 SF and includes 2 bedrooms and one full bath.
Located in Mattapoisett village, the property is close to the town beach and village center, including shopping and restaurants. The rail trail bike path is also nearby. All 3 units are occupied by longterm, at-will tenants.
Located in Mattapoisett village, the property is close to the town beach and village center, including shopping and restaurants. The rail trail bike path is also nearby. All 3 units are occupied by longterm, at-will tenants.
Key Highlights
- Three‑family property built in 2020
- 2881 SF building with 3 units
- Two first‑floor units are 858 SF each with 2 bedrooms and 2 full baths
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
3.61%
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 3.61%
Second Best
Apartment 5plus
$641.1K
$560.9K – $747.9K
NOI $44,874 @ 7.0% cap · market cap 3.32%
Theoretical Best
Office A
$1.71M
$1.49M – $1.99M
NOI $119,388 @ 7.0% cap · market cap 8.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
158
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
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Frequently Asked Questions
What type of property is this?
Triplex - Built in 2020, the property offers open-plan interiors, private laundry, decks, porches, and shared outdoor space.
Where is this triplex located?
The property is located at 78-82 Church Street Mattapoisett, MA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Three‑family property built in 2020; 2881 SF building with 3 units; Two first‑floor units are 858 SF each with 2 bedrooms and 2 full baths
