Renovated Duplex on Corner
New
For Sale
$499,000
81 Oak St, Middleboro, MA 02346
Two updated units provide separate utilities, refreshed kitchens, modern bathrooms, and improved electrical systems.
Property Size1,765 SF
Days on Market5
Property Features for 81 Oak St
General Information
Standard status
Active
Size
1,765 SF
Property subtype
Investment
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,759
Building Details
Building Size
1,765 SF
Year Built
1890
Buildings
1
Stories
2
Units
2
Listing Agency:
Bostonville Realty
(774) 217-3906
Listed By:
Apurva Patel · License #453011396
(774) 217-3906
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 11 at 7:57AM
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 Bostonville Realty
Investment Insights
Based on property information with market context.
This two-family duplex, built in 1890, has been comprehensively renovated across both residences. Each unit includes a new kitchen with white cabinetry, quartz countertops, and new flooring, along with an updated bathroom. Recessed lighting has been installed throughout the units, and the house has new electrical wiring. Separate utilities serve the residences, supporting both owner-occupancy and investment use.
The property occupies an oversized corner lot at 81 Oak St in Middleborough Center. Downtown Middleborough, the MBTA commuter rail, shopping, and restaurants are described as being within a short walk, while highway access is convenient. The lot may support consideration of an ADU, garage, or future expansion, subject to buyer verification of zoning requirements and required approvals.
The property occupies an oversized corner lot at 81 Oak St in Middleborough Center. Downtown Middleborough, the MBTA commuter rail, shopping, and restaurants are described as being within a short walk, while highway access is convenient. The lot may support consideration of an ADU, garage, or future expansion, subject to buyer verification of zoning requirements and required approvals.
Key Highlights
- Renovated two‑family duplex with two separate residences
- New kitchens with white cabinetry, quartz countertops, and new flooring in both units
- Updated bathrooms and recessed lighting throughout the two units
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
$29,829
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
5.98%
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%
$596,580
$596.6K
Cap Rate 7%
$426,129
$426.1K
Cap Rate 9%
$331,433
$331.4K
Market Conditions
NOI Build-Up for 1,765 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
$45.0K $25.50/SF
− Vacancy
−$2.4K −$1.36/SF
EGI
$42.6K $24.14/SF
− OpEx
−$12.8K −$7.24/SF
NOI
$29.8K $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%
$596,580
Cap Rate 7%
$426,129
Cap Rate 9%
$331,433
Alternative Uses
Best Use
Multifamily LT 5
$426.1K
$372.9K – $497.2K
NOI $29,829 @ 7.0% cap · market cap 5.98%
Second Best
Apartment 5plus
$392.7K
$343.7K – $458.2K
NOI $27,492 @ 7.0% cap · market cap 5.51%
Theoretical Best
Office A
$1.04M
$914.3K – $1.22M
NOI $73,141 @ 7.0% cap · market cap 14.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
511
Businesses Nearby
Explore this area
Business Placement
Demographics for 02346, MA
24,245
Population
10,230
Households
2.4
Avg Household Size
44
Median Age
30%
College-Educated
94%
High-School Grad
69.0 sq mi
ZIP Area
351
Density / Sq Mi
$91,914
Median Household Income
$52,710
Median Earnings
$1,692
Median Rent
$426,800
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?
Duplex - Two updated units provide separate utilities, refreshed kitchens, modern bathrooms, and improved electrical systems.
Where is this duplex located?
The property is located at 81 Oak St Middleboro, MA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Renovated two‑family duplex with two separate residences; New kitchens with white cabinetry, quartz countertops, and new flooring in both units; Updated bathrooms and recessed lighting throughout the two units
