Updated Duplex with Bonus
For Sale
$650,000
65 Wayland St, Brockton, MA 02301
Residential Income, Brockton, MA
Property Size1,632 SF
Lot Size0.09 Acres
Price / SF$398.28
Days on Market128
Property Features for 65 Wayland St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bedroom 4, Bedroom 1, Bathroom 2, Bedroom 2
Parking
5
Directions
GPS
Standard status
Active
APN
961963
Size
1,632 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6231
Amenities
private decks
off-street parking
Building Details
Year built
1925
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Realty Signature Properties
Listed By:
Al Styles
(781) 924-5766
Added: Apr 29
Changed: Sep 2
Last Checked: Sep 3 at 7:06AM
MLS# 73509965
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 duplex at 65 Wayland St. contains 1,632 square feet and was built in 1925. Improvements completed in 2025/2026 include updated kitchens and bathrooms, stainless appliances, cabinetry, countertops, lighting, drywall, baseboard covers, fresh paint, and some vinyl double-hung windows. Each unit has wood flooring, an eat-in kitchen, a private deck, a high-efficiency gas boiler, and a tankless water heater.
The third level includes two bonus rooms, while the full unfinished basement provides storage. The property also offers a paved driveway and off-street parking. It is located 1.2 miles from the commuter rail, with direct access to South Station, and provides access to Routes 27 and 24. Zoning is R2, and the lot measures 0.0939 acres.
The third level includes two bonus rooms, while the full unfinished basement provides storage. The property also offers a paved driveway and off-street parking. It is located 1.2 miles from the commuter rail, with direct access to South Station, and provides access to Routes 27 and 24. Zoning is R2, and the lot measures 0.0939 acres.
Key Highlights
- 1,632 SF duplex on a 0.0939‑acre lot
- Improvements completed in 2025/2026, including kitchens, baths, appliances, and interior finishes
- Two third‑level bonus rooms plus a full unfinished basement
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
$28,148
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
4.33%
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%
$562,960
$563.0K
Cap Rate 7%
$402,114
$402.1K
Cap Rate 9%
$312,756
$312.8K
Market Conditions
NOI Build-Up for 1,632 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
$42.1K $25.80/SF
− Vacancy
−$1.9K −$1.16/SF
EGI
$40.2K $24.64/SF
− OpEx
−$12.1K −$7.39/SF
NOI
$28.1K $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%
$562,960
Cap Rate 7%
$402,114
Cap Rate 9%
$312,756
Alternative Uses
Best Use
Multifamily LT 5
$402.1K
$351.9K – $469.1K
NOI $28,148 @ 7.0% cap · market cap 4.33%
Second Best
Apartment 5plus
$355.9K
$311.4K – $415.3K
NOI $24,915 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$776.2K
$679.2K – $905.6K
NOI $54,334 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
807
Businesses Nearby
Explore this area
Business Placement
Demographics for 02301, MA
69,418
Population
24,592
Households
2.8
Avg Household Size
37
Median Age
22%
College-Educated
81%
High-School Grad
12.4 sq mi
ZIP Area
5,598
Density / Sq Mi
$72,727
Median Household Income
$43,588
Median Earnings
$1,566
Median Rent
$414,200
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-unit property with refreshed interiors, private decks, off-street parking, and flexible upper-level space.
Where is this duplex located?
The property is located at 65 Wayland St Brockton, MA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 1,632 SF duplex on a 0.0939‑acre lot; Improvements completed in 2025/2026, including kitchens, baths, appliances, and interior finishes; Two third‑level bonus rooms plus a full unfinished basement
