2-Unit Duplex with Finished
For Sale
$599,900
10 Brook St, Brockton, MA 02301
Residential Income, Brockton, MA
Property Size2,692 SF
Lot Size0.08 Acres
Price / SF$222.85
Days on Market47
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 1, Bedroom 4, Bedroom 6, Bathroom 2, Bathroom 3, Bathroom 1, Bedroom 2, Bedroom 3, 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
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 · License #REB.0019121
(781) 844-5070
Added: Aug 12
Changed: Sep 24
Last Checked: Sep 27 at 8:06PM
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.
Located at 10 Brook St in Brockton, this two-unit residential property provides three bedrooms in each unit, along with full bathrooms, kitchens, living areas, and dining spaces. A finished attic adds two additional bedrooms, while the interiors include hardwood flooring, ample cabinetry, and generous room dimensions. One upper-level unit has access to a private balcony.
The property also includes a full basement for storage and a fenced outdoor area. Built in 1880, the building contains 2,692 square feet on a 0.0829-acre lot and is zoned C1. Public transportation, shopping, schools, restaurants, laundromats, and other daily services are located nearby.
The property also includes a full basement for storage and a fenced outdoor area. Built in 1880, the building contains 2,692 square feet on a 0.0829-acre lot and is zoned C1. Public transportation, shopping, schools, restaurants, laundromats, and other daily services are located nearby.
Key Highlights
- Two‑unit property with three bedrooms in each unit
- Finished attic with two additional bedrooms
- 2,692 square feet 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
7.74%
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 7.74%
Second Best
Apartment 5plus
$587.1K
$513.7K – $685.0K
NOI $41,098 @ 7.0% cap · market cap 6.85%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,624 @ 7.0% cap · market cap 14.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Each unit includes three bedrooms, a full bathroom, kitchen, living space, and dining area.
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 $599,900.
What are key features of this property?
This property features: Two‑unit property with three bedrooms in each unit; Finished attic with two additional bedrooms; 2,692 square feet on a 0.0829‑acre lot
