Duplex with Finished
For Sale
$650,000
10 Brook Street, Brockton, MA 02301
Two three-bedroom units include hardwood floors, eat-in kitchens, private living areas, and access to a fenced outdoor space.
Property Size2,692 SF
Price / SF$241.46
Days on Market26
Property Features for 10 Brook Street
General Information
Standard status
Active
Size
2,692 SF
Property subtype
Multi-family
Building Details
Year Built
1880
Listing Agency:
RE/MAX Platinum
Listed By:
TJ George
(617) 833-0937
Source:
Elevatedboston
Added: Aug 9
Changed: Sep 2
Last Checked: Sep 2 at 8:05PM
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 RE/MAX Platinum
Investment Insights
Based on property information with market context.
Located at 10 Brook Street, this 2,692-square-foot duplex was built in 1880 and contains two residential units with three bedrooms in each. Both units include full bathrooms, functional kitchens, living rooms, dining areas, and eat-in kitchen spaces. Hardwood flooring, ample cabinetry, and room layouts with natural light add practical interior character.
A finished attic contributes two additional bedrooms and expands the property’s usable configuration. The second floor opens to a private balcony, while a full basement provides storage. Outside, the fenced yard offers additional space. The property is near public transportation, shopping, schools, restaurants, laundromats, and other everyday amenities.
A finished attic contributes two additional bedrooms and expands the property’s usable configuration. The second floor opens to a private balcony, while a full basement provides storage. Outside, the fenced yard offers additional space. The property is near public transportation, shopping, schools, restaurants, laundromats, and other everyday amenities.
Key Highlights
- Two‑family duplex with three bedrooms in each unit
- Finished attic with two additional bedrooms
- 2,692 square feet; built in 1880
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
7.14%
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 7.14%
Second Best
Apartment 5plus
$587.1K
$513.7K – $685.0K
NOI $41,098 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,624 @ 7.0% cap · market cap 13.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,107
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom units include hardwood floors, eat-in kitchens, private living areas, and access to a fenced outdoor space.
Where is this duplex located?
The property is located at 10 Brook Street 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: Two‑family duplex with three bedrooms in each unit; Finished attic with two additional bedrooms; 2,692 square feet; built in 1880
