Remodeled Two-Family
For Sale
$739,000
84 Atherton Street, Stoughton, MA 02072
Turnkey two-family home with two updated units, off-street parking, and a level backyard with a fruit tree.
Property Size1,606 SF
Price / SF$460.15
Days on Market40
Property Features for 84 Atherton Street
General Information
Standard status
Active
Size
1,606 SF
Property subtype
Multi-family
Building Details
Year Built
1920
Listing Agency:
RE/MAX Distinct Advantage
(781) 326-9200
Listed By:
Lisa Tracey
(617) 875-4950
Source:
Sarkisboston
Added: Jul 15
Changed: Aug 23
Last Checked: Jul 31 at 12:25PM
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 RE/MAX Distinct Advantage
Investment Insights
Based on property information with market context.
This beautifully remodeled two-family duplex offers turnkey flexibility with two well-appointed units. Both units include two bedrooms and one full bath, along with bright living areas and updated kitchens—Unit 1 features a kitchen with a dining area, while Unit 2 has a bright eat-in kitchen. The property also includes a welcoming front porch, ample off-street parking, and a spacious, level backyard with a fruit tree.
Conveniently located within a short walk to the Stoughton MBTA Commuter Rail, the home is also near shopping, restaurants, and everyday necessities. The property provides easy access to major highways, supporting practical commuting and day-to-day use.
Conveniently located within a short walk to the Stoughton MBTA Commuter Rail, the home is also near shopping, restaurants, and everyday necessities. The property provides easy access to major highways, supporting practical commuting and day-to-day use.
Key Highlights
- Two‑family home built in 1920 with two updated 2‑bedroom units
- Unit 1: 2 bedrooms, 1 full bath, bright kitchen with dining area, and spacious living room
- Unit 2: 2 bedrooms, 1 full bath, bright eat‑in kitchen, and comfortable living room
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
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 - Turnkey two-family home with two updated units, off-street parking, and a level backyard with a fruit tree.
Where is this duplex located?
The property is located at 84 Atherton Street 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‑family home built in 1920 with two updated 2‑bedroom units; Unit 1: 2 bedrooms, 1 full bath, bright kitchen with dining area, and spacious living room; Unit 2: 2 bedrooms, 1 full bath, bright eat‑in kitchen, and comfortable living room
