Duplex with Remodeled
For Sale
$799,000
86 Taunton St, Lakeville, MA 02347
Two residential components provide flexible living arrangements, including a primary home and a vacant two-bedroom apartment.
Property Size2,368 SF
Price / SF$337.42
Days on Market90
Property Features for 86 Taunton St
General Information
Standard status
Active
Size
2,368 SF
Total Parking Spaces
10
Property subtype
Multi-Family
Zoning
res
Net Operating Income
$67,200
Units
Unit Mix
1 x 3+BR main house, 1 x 2BR apartment
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,638
Amenities
covered outdoor deck
kennel area
Building Details
Building Size
2,368 SF
Year Built
1962
Stories
3
Listing Agency:
Carey Giampa, LLC/Seabrook Beach
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 2
Changed: Aug 29
Last Checked: Aug 30 at 1:14PM
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 Carey Giampa, LLC/Seabrook Beach
Investment Insights
Based on property information with market context.
This duplex property combines a main residence with 3+ bedrooms and a separate 2-bedroom apartment. The apartment has been remodeled, is vacant, and is ready for occupancy, creating flexibility for extended household use or a second residential arrangement. The property is zoned res and was built in 1962.
A 2-car garage includes additional workspace for vehicle-related projects, while a dedicated kennel area supports animal care. Outdoor living space includes an 18’ x 13’ covered deck suited to gatherings or everyday use. The property is located at 86 Taunton St in Lakeville, Massachusetts, with a golf course noted in the property information.
A 2-car garage includes additional workspace for vehicle-related projects, while a dedicated kennel area supports animal care. Outdoor living space includes an 18’ x 13’ covered deck suited to gatherings or everyday use. The property is located at 86 Taunton St in Lakeville, Massachusetts, with a golf course noted in the property information.
Key Highlights
- Main house with 3+ bedrooms
- Separate 2‑bedroom apartment
- Remodeled apartment is vacant and move‑in ready
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
$40,020
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
5.01%
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%
$800,400
$800.4K
Cap Rate 7%
$571,714
$571.7K
Cap Rate 9%
$444,667
$444.7K
Market Conditions
NOI Build-Up for 2,368 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
$60.4K $25.50/SF
− Vacancy
−$3.2K −$1.36/SF
EGI
$57.2K $24.14/SF
− OpEx
−$17.2K −$7.24/SF
NOI
$40.0K $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%
$800,400
Cap Rate 7%
$571,714
Cap Rate 9%
$444,667
Alternative Uses
Best Use
Multifamily LT 5
$571.7K
$500.3K – $667.0K
NOI $40,020 @ 7.0% cap · market cap 5.01%
Second Best
Apartment 5plus
$526.9K
$461.1K – $614.7K
NOI $36,884 @ 7.0% cap · market cap 4.62%
Theoretical Best
Office A
$1.40M
$1.23M – $1.64M
NOI $98,129 @ 7.0% cap · market cap 12.28%
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
20
Businesses Nearby
Explore this area
Business Placement
Demographics for 02347, MA
11,523
Population
4,443
Households
2.6
Avg Household Size
45
Median Age
39%
College-Educated
94%
High-School Grad
29.6 sq mi
ZIP Area
389
Density / Sq Mi
$126,182
Median Household Income
$60,574
Median Earnings
$1,837
Median Rent
$533,800
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 residential components provide flexible living arrangements, including a primary home and a vacant two-bedroom apartment.
Where is this duplex located?
The property is located at 86 Taunton St Lakeville, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Main house with 3+ bedrooms; Separate 2‑bedroom apartment; Remodeled apartment is vacant and move‑in ready
