Remodeled Two-Family
For Sale
$739,000
Pending
84 Atherton St, Stoughton, MA 02072
Residential Income, Stoughton, MA
Property Size1,606 SF
Lot Size0.24 Acres
Days on Market46
Property Features for 84 Atherton St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RES
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 1
Parking
6
Elementary school
Gibbons Elementary
Middle school
O'donnell Ms
High school
Stoughton Hs
Directions
Canton St (Rt 27) to French St to Atherton St.
Standard status
Pending
APN
232985
Size
1,606 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6093
Amenities
front porch
backyard
fruit tree
off-street parking
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Listing Agency:
RE/MAX Distinct Advantage · RE/MAX International
Listed By:
Alexander Jowdy
(781) 326-9200
Added: Jul 20
Changed: Sep 2
Last Checked: Sep 3 at 1:06PM
MLS# 73552490
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This remodeled duplex contains 1606 square feet and is arranged as two residential units, each with two bedrooms and one full bathroom. The first unit includes a kitchen with dining space and a living room, while the second offers an eat-in kitchen, living room, and a large bedroom closet. The property also includes a front porch, off-street parking, and a level backyard with a fruit tree.
Built in 1920 and situated on 0.235 acres, the home is within a short walk of the Stoughton MBTA Commuter Rail, shopping, restaurants, and everyday conveniences. Major highways are readily accessible from the property. RES zoning supports its residential use.
Built in 1920 and situated on 0.235 acres, the home is within a short walk of the Stoughton MBTA Commuter Rail, shopping, restaurants, and everyday conveniences. Major highways are readily accessible from the property. RES zoning supports its residential use.
Key Highlights
- Two‑unit duplex with 1606 square feet
- Each unit includes 2 bedrooms and 1 full bathroom
- 0.235‑acre lot with a level backyard and fruit tree
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
$28,769
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
3.89%
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%
$575,380
$575.4K
Cap Rate 7%
$410,986
$411.0K
Cap Rate 9%
$319,656
$319.7K
Market Conditions
NOI Build-Up for 1,606 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
$43.4K $27.00/SF
− Vacancy
−$2.3K −$1.41/SF
EGI
$41.1K $25.59/SF
− OpEx
−$12.3K −$7.68/SF
NOI
$28.8K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$575,380
Cap Rate 7%
$410,986
Cap Rate 9%
$319,656
Alternative Uses
Best Use
Multifamily LT 5
$411.0K
$359.6K – $479.5K
NOI $28,769 @ 7.0% cap · market cap 3.89%
Second Best
Apartment 5plus
$379.2K
$331.8K – $442.4K
NOI $26,544 @ 7.0% cap · market cap 3.59%
Theoretical Best
Office A
$950.7K
$831.9K – $1.11M
NOI $66,552 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
783
Businesses Nearby
Explore this area
Business Placement
Demographics for 02072, MA
29,281
Population
11,346
Households
2.6
Avg Household Size
44
Median Age
41%
College-Educated
91%
High-School Grad
16.1 sq mi
ZIP Area
1,819
Density / Sq Mi
$104,164
Median Household Income
$55,250
Median Earnings
$1,993
Median Rent
$496,700
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 - Updated two-unit home with off-street parking, a level backyard, and two-bedroom layouts.
Where is this duplex located?
The property is located at 84 Atherton St Stoughton, MA.
What is the asking price?
The asking price for this property is $739,000.
What are key features of this property?
This property features: Two‑unit duplex with 1606 square feet; Each unit includes 2 bedrooms and 1 full bathroom; 0.235‑acre lot with a level backyard and fruit tree
