Three-Bedroom Duplex with Finished
For Sale
$675,000
10 Brook St, Brockton, MA 02301
Two residential units feature hardwood floors, eat-in kitchens, private outdoor space, and additional finished attic rooms.
Property Size2,692 SF
Days on Market11
Property Features for 10 Brook St
General Information
Standard status
Active
Size
2,692 SF
Property subtype
Investment
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,339
Amenities
private balcony
fenced yard
Building Details
Building Size
2,692 SF
Year Built
1880
Stories
3
Units
2
Listing Agency:
(617) 833-0937
Listed By:
TJ George
(617) 833-0937
Source:
Elliman
Added: Aug 13
Changed: Aug 17
Last Checked: Aug 22 at 11:06AM
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 TJ George
Investment Insights
Based on property information with market context.
This two-family property includes three bedrooms in each unit, full bathrooms, functional kitchens, living rooms, and separate dining areas. Hardwood floors, generous room sizes, substantial kitchen cabinetry, and natural light shape the interiors. A finished attic adds two additional bedrooms, while the full basement provides storage space. The second floor also opens to a private balcony, and the fenced yard extends the usable outdoor area.
Located on Brook Street in Brockton, the property is near public transportation, shopping, schools, restaurants, laundromats, and other everyday amenities. The surrounding area has a Walk Score of 48, a Transit Score of 35, and a Bike Score of 40.
Located on Brook Street in Brockton, the property is near public transportation, shopping, schools, restaurants, laundromats, and other everyday amenities. The surrounding area has a Walk Score of 48, a Transit Score of 35, and a Bike Score of 40.
Key Highlights
- Duplex with 3 bedrooms in each unit
- Finished attic includes 2 additional bedrooms
- Hardwood floors, full baths, and functional kitchens
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
$46,430
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
6.88%
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%
$928,600
$928.6K
Cap Rate 7%
$663,286
$663.3K
Cap Rate 9%
$515,889
$515.9K
Market Conditions
NOI Build-Up for 2,692 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
$69.5K $25.80/SF
− Vacancy
−$3.1K −$1.16/SF
EGI
$66.3K $24.64/SF
− OpEx
−$19.9K −$7.39/SF
NOI
$46.4K $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%
$928,600
Cap Rate 7%
$663,286
Cap Rate 9%
$515,889
Alternative Uses
Best Use
Multifamily LT 5
$663.3K
$580.4K – $773.8K
NOI $46,430 @ 7.0% cap · market cap 6.88%
Second Best
Apartment 5plus
$587.1K
$513.7K – $685.0K
NOI $41,098 @ 7.0% cap · market cap 6.09%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,624 @ 7.0% cap · market cap 13.28%
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
1,657
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 residential units feature hardwood floors, eat-in kitchens, private outdoor space, and additional finished attic rooms.
Where is this duplex located?
The property is located at 10 Brook St Brockton, MA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Duplex with 3 bedrooms in each unit; Finished attic includes 2 additional bedrooms; Hardwood floors, full baths, and functional kitchens
