Mixed-Use Property with
For Sale
Under Contract
$799,900
616 Centre, Brockton, MA 02302
Residential Income, Brockton, MA
Property Size4,018 SF
Lot Size0.23 Acres
Price / SF$199.08
Days on Market45
Property Features for 616 Centre
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
C1
Bedrooms
3
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bathroom 4, Bedroom 1, Bathroom 2, Bathroom 3, Bathroom 1, Bedroom 3
Parking
10
Elementary school
Downey Elementry
Middle school
East Middle
High school
Bhs/Spellmen/Southeastern
Directions
Proceed down 106 to 616 Centre St, use GPS
Standard status
Active Under Contract
APN
969127
Size
4,018 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Building Details
Year built
1916
Floors in Building
5
Number of units
4
Listing Agency:
RE/MAX Synergy · RE/MAX International
(508) 857-5392
Listed By:
Luis B Martins
(774) 360-1997
Added: Jul 23
Changed: Sep 5
Last Checked: Sep 5 at 7:06PM
MLS# 73553898
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 mixed-use property contains a single-family residence alongside three storefront units within a 4,018-square-foot building. The residence includes three bedrooms and two full bathrooms. Reported improvements include a new roof and updated heating systems, while basement space provides additional utility. The property sits on a 0.2349-acre lot and was built in 1916.
Positioned at 616 Centre in Brockton, the property is located on Rt 123 near the Dwyers building and approximately one minute from Brockton Hospital. The site is served by a bus route and includes parking. C1 zoning supports the property's mixed residential and storefront configuration.
Positioned at 616 Centre in Brockton, the property is located on Rt 123 near the Dwyers building and approximately one minute from Brockton Hospital. The site is served by a bus route and includes parking. C1 zoning supports the property's mixed residential and storefront configuration.
Key Highlights
- 4,018‑square‑foot mixed‑use building on a 0.2349‑acre lot
- Single‑family residence with 3 bedrooms and 2 full bathrooms
- Three storefront units included
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
$69,300
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
8.66%
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%
$1,386,000
$1.4M
Cap Rate 7%
$990,000
$990.0K
Cap Rate 9%
$770,000
$770.0K
Market Conditions
NOI Build-Up for 4,018 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
$103.7K $25.80/SF
− Vacancy
−$4.7K −$1.16/SF
EGI
$99.0K $24.64/SF
− OpEx
−$29.7K −$7.39/SF
NOI
$69.3K $17.25/SF
Area
Brockton, MA
Vacancy
4.50%
Lease Rate
$25.80 /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%
$1,386,000
Cap Rate 7%
$990,000
Cap Rate 9%
$770,000
Alternative Uses
Best Use
Mixed Use
$1.07M
$932.3K – $1.24M
NOI $74,584 @ 7.0% cap · market cap 9.32%
Second Best
Multifamily LT 5
$990.0K
$866.3K – $1.16M
NOI $69,300 @ 7.0% cap · market cap 8.66%
Theoretical Best
Office A
$1.91M
$1.67M – $2.23M
NOI $133,770 @ 7.0% cap · market cap 16.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
956
Businesses Nearby
Explore this area
Business Placement
Demographics for 02302, MA
36,202
Population
12,828
Households
2.8
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
8.9 sq mi
ZIP Area
4,068
Density / Sq Mi
$87,560
Median Household Income
$45,342
Median Earnings
$1,476
Median Rent
$395,000
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 - C1-zoned property combines a single-family residence with three storefront units.
Where is this mixed-use property located?
The property is located at 616 Centre Brockton, MA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: 4,018‑square‑foot mixed‑use building on a 0.2349‑acre lot; Single‑family residence with 3 bedrooms and 2 full bathrooms; Three storefront units included
