8-Unit Mixed-Use
For Sale
$3,290,000
94-104 N Main St, Mansfield, MA 02048
Street-level commercial space combines with residential units above in Mansfield’s downtown commercial district.
Property Size8,750 SF
Lot Size0.30 Acres
Price / SF$376
Days on Market96
Property Features for 94-104 N Main St
General Information
Standard status
Active
Size
8,750 SF
Lot size
0.30 Acres
Zoning
B2
Property Condition
Severity
Repairs Needed
Evidence
cosmetic upgrades
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Cap Rate
6.7%
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
MINQ Property Group LLC
(781) 858-9408
Listed By:
Arcangelo Mariano · License #449537314
Source:
Lyvrealty
Added: May 28
Changed: Aug 30
Last Checked: Aug 25 at 5:06AM
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 MINQ Property Group LLC
Investment Insights
Based on property information with market context.
This mixed-use property contains 8 total units, with commercial space at street level and residential units on the floors above. The building was constructed in 1900 and is situated on approximately 0.3 acres. Parking is available on the property and in the adjacent municipal lot.
The asset is located in Mansfield’s downtown commercial district, less than ½ mile from the MBTA commuter rail station, with service toward Boston and Providence. Interstate 95 and Interstate 495 are also accessible, while nearby retailers provide dining, entertainment, and service options. The property is presented as a fully stabilized asset with a 6.7 CAP and potential value-add through cosmetic improvements and expansion.
The asset is located in Mansfield’s downtown commercial district, less than ½ mile from the MBTA commuter rail station, with service toward Boston and Providence. Interstate 95 and Interstate 495 are also accessible, while nearby retailers provide dining, entertainment, and service options. The property is presented as a fully stabilized asset with a 6.7 CAP and potential value-add through cosmetic improvements and expansion.
Key Highlights
- 8 total units with street‑level commercial and residential space above
- Approximately 0.3 acres with 14,075 GSF building area
- 6.7 CAP on a fully stabilized mixed‑use asset
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
$145,322
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
4.42%
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%
$2,906,440
$2.9M
Cap Rate 7%
$2,076,029
$2.1M
Cap Rate 9%
$1,614,689
$1.6M
Market Conditions
NOI Build-Up for 8,750 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
$283.5K $32.40/SF
− Vacancy
−$19.3K −$2.20/SF
EGI
$264.2K $30.20/SF
− OpEx
−$118.9K −$13.59/SF
NOI
$145.3K $16.61/SF
Area
Bristol County, MA
Vacancy
6.80%
Lease Rate
$32.40 /SF/Yr
Expense Ratio
45.00%
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%
$2,906,440
Cap Rate 7%
$2,076,029
Cap Rate 9%
$1,614,689
Alternative Uses
Best Use
Apartment 5plus
$2.08M
$1.82M – $2.42M
NOI $145,322 @ 7.0% cap · market cap 4.42%
Second Best
Mixed Use
$1.48M
$1.29M – $1.72M
NOI $103,359 @ 7.0% cap · market cap 3.14%
Theoretical Best
Office A
$5.33M
$4.66M – $6.22M
NOI $373,002 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
616
Businesses Nearby
Explore this area
Business Placement
Demographics for 02048, MA
23,860
Population
9,228
Households
2.6
Avg Household Size
40
Median Age
51%
College-Educated
96%
High-School Grad
20.1 sq mi
ZIP Area
1,187
Density / Sq Mi
$131,409
Median Household Income
$65,154
Median Earnings
$1,702
Median Rent
$571,000
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?
Mixed-use property - Street-level commercial space combines with residential units above in Mansfield’s downtown commercial district.
Where is this mixed-use property located?
The property is located at 94-104 N Main St Mansfield, MA.
What is the asking price?
The asking price for this property is $3,290,000.
What are key features of this property?
This property features: 8 total units with street‑level commercial and residential space above; Approximately 0.3 acres with 14,075 GSF building area; 6.7 CAP on a fully stabilized mixed‑use asset
