Waterfront Mixed-Use Building For
For Sale
$599,900
92 Mansfield Avenue, Norton, MA 02766
Mixed-use building with retail and residential space, waterfront views.
Property Size3,890 SF
Days on Market269
Property Features for 92 Mansfield Avenue
General Information
Standard status
Active
Size
3,890 SF
Property subtype
Commercial
Zoning
CW, Legal Conforming
Taxes and HOA fees
Annual Taxes
$6,495
Building Details
Building Size
3,890 SF
Year Built
1942
Listing Agency:
Conway - Mansfield
(508) 409-4052
Listed By:
Ed Tartufo
(508) 409-4052
Source:
Aucoinryanrealty
Added: Nov 28, 2025
Changed: Aug 23
Last Checked: Aug 22 at 7:18AM
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 Conway - Mansfield
Investment Insights
Based on property information with market context.
This mixed-use property offers a waterfront location with views of Norton Reservoir. The building features approximately 2,562 square feet of retail space on the first floor, accompanied by one residential unit of 1,328 square feet on the second floor. Parking is available for 10 vehicles. Situated less than one mile from Norton Center on Mansfield Avenue (Route 140), the property is also located two miles from Route 495. Nearby points of interest include TPC Boston, the Xfinity Center, and Wheaton College.
Key Highlights
- Waterfront property with stunning Norton Reservoir views
- Mixed‑use building with retail space and a residential unit
- Approximately 2,562 SF of retail space on the 1st floor and a 1,328 SF residential unit on the 2nd floor
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
$45,951
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
7.66%
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%
$919,020
$919.0K
Cap Rate 7%
$656,443
$656.4K
Cap Rate 9%
$510,567
$510.6K
Market Conditions
NOI Build-Up for 3,890 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
$81.7K $21.00/SF
− Vacancy
−$8.2K −$2.10/SF
EGI
$73.5K $18.90/SF
− OpEx
−$27.6K −$7.09/SF
NOI
$46.0K $11.81/SF
Area
Bristol County, MA
Vacancy
10.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
37.50%
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%
$919,020
Cap Rate 7%
$656,443
Cap Rate 9%
$510,567
Alternative Uses
Best Use
Retail
$1.14M
$998.7K – $1.33M
NOI $79,893 @ 7.0% cap · market cap 13.32%
Second Best
Apartment 5plus
$922.9K
$807.6K – $1.08M
NOI $64,606 @ 7.0% cap · market cap 10.77%
Theoretical Best
Office A
$2.37M
$2.07M – $2.76M
NOI $165,826 @ 7.0% cap · market cap 27.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Explore this area
Business Placement
Demographics for 02766, MA
19,202
Population
6,725
Households
2.9
Avg Household Size
41
Median Age
46%
College-Educated
94%
High-School Grad
27.8 sq mi
ZIP Area
691
Density / Sq Mi
$127,404
Median Household Income
$60,134
Median Earnings
$1,986
Median Rent
$476,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building with retail and residential space, waterfront views.
Where is this mixed-use property located?
The property is located at 92 Mansfield Avenue Norton, MA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Waterfront property with **stunning Norton Reservoir views**; Mixed‑use building with retail space and a residential unit; Approximately 2,562 SF of retail space on the 1st floor and a 1,328 SF residential unit on the 2nd floor
