Two-Family Duplex with Finished
New
For Sale
$675,000
10 Brook St, Brockton, MA 02301
MULTI_FAMILY - Brockton, MA
Property Size2,692 SF
Lot Size0.08 Acres
Price / SF$250.74
Days on Market1
Property Features for 10 Brook St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
C1
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 6, Bedroom 2, Bedroom 3, Bathroom 3, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 5
Elementary school
William Arnone
Middle school
West Middle Sch
High school
Bhs
Directions
Belmont Street to Brook Street
Standard status
Active
APN
M:057 R:002 S:,957514
Size
2,692 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7340
Amenities
hardwood floors
private balcony
fenced yard
full basement
Building Details
Year built
1880
Floors in Building
3
Number of units
2
Listing Agency:
RE/MAX Platinum · RE/MAX International
(781) 484-1957
Listed By:
Scott Jones Jr
(781) 844-5070
Added: Aug 12
Last Checked: Aug 12 at 6:06PM
MLS# 73562400
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 two-family duplex contains 2,692 square feet and was built in 1880. Each unit includes three bedrooms, a full bathroom, a kitchen, dining space, and a living area. The finished attic adds two bedrooms and expands the property's usable configuration. Interior details include hardwood flooring, sizable rooms, ample cabinetry, and natural light. A full basement provides storage, while the fenced yard and second-floor private balcony add outdoor space.
The property sits on a 0.0829-acre lot and carries C1 zoning. Public transportation, shopping, schools, restaurants, laundromats, and other daily services are located nearby. The layout supports a range of residential ownership and occupancy arrangements without changing the existing two-unit configuration.
The property sits on a 0.0829-acre lot and carries C1 zoning. Public transportation, shopping, schools, restaurants, laundromats, and other daily services are located nearby. The layout supports a range of residential ownership and occupancy arrangements without changing the existing two-unit configuration.
Key Highlights
- Two‑family duplex with 2,692 square feet
- Three bedrooms in each unit, plus two finished attic bedrooms
- C1 zoning on a 0.0829‑acre lot
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 three bedrooms each, with additional finished attic space, private outdoor areas, and full basement storage.
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: Two‑family duplex with 2,692 square feet; Three bedrooms in each unit, plus two finished attic bedrooms; C1 zoning on a 0.0829‑acre lot
