Two-Unit Duplex with Updated
New
For Sale
$694,900
10 Brunswick Street, Brockton, MA 02301
Well-maintained duplex with refreshed kitchen cabinetry, basement storage, mixed flooring, and convenient street parking.
Property Size2,154 SF
Price / SF$322.61
Days on Market7
Property Features for 10 Brunswick Street
General Information
Standard status
Active
Size
2,154 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
2
Amenities
partially finished basement
Building Details
Year Built
1896
Listing Agency:
The Greene Realty Group
Listed By:
Derek Greene
(401) 333-9333
Source:
Residentialproperties
Added: Aug 5
Changed: Aug 11
Last Checked: Aug 11 at 9:50AM
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 The Greene Realty Group
Investment Insights
Based on property information with market context.
Located at 10 Brunswick Street in Brockton, this 2,154-square-foot duplex contains two functional units with a total of 7 bedrooms and 2 full baths. The downstairs residence includes an updated kitchen with new cabinets, a fresh ceiling, an electric stove, and a refrigerator. The upper unit features newly installed kitchen cabinetry alongside classic appliances.
Interior finishes combine wood and carpet flooring, while a partially finished basement provides additional storage space. Built in 1896, the structure is described as solid and well maintained. Street parking serves the property and adds practical convenience for occupants.
Interior finishes combine wood and carpet flooring, while a partially finished basement provides additional storage space. Built in 1896, the structure is described as solid and well maintained. Street parking serves the property and adds practical convenience for occupants.
Key Highlights
- 2,154 sq. ft. duplex with two functional units
- 7 bedrooms and 2 full baths
- Downstairs kitchen has new cabinets, ceiling, electric stove, and fridge
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
$37,151
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
5.35%
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%
$743,020
$743.0K
Cap Rate 7%
$530,729
$530.7K
Cap Rate 9%
$412,789
$412.8K
Market Conditions
NOI Build-Up for 2,154 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
$55.6K $25.80/SF
− Vacancy
−$2.5K −$1.16/SF
EGI
$53.1K $24.64/SF
− OpEx
−$15.9K −$7.39/SF
NOI
$37.2K $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%
$743,020
Cap Rate 7%
$530,729
Cap Rate 9%
$412,789
Alternative Uses
Best Use
Multifamily LT 5
$530.7K
$464.4K – $619.2K
NOI $37,151 @ 7.0% cap · market cap 5.35%
Second Best
Apartment 5plus
$469.8K
$411.1K – $548.1K
NOI $32,884 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$1.02M
$896.4K – $1.20M
NOI $71,713 @ 7.0% cap · market cap 10.32%
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
1,682
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 - Well-maintained duplex with refreshed kitchen cabinetry, basement storage, mixed flooring, and convenient street parking.
Where is this duplex located?
The property is located at 10 Brunswick Street Brockton, MA.
What is the asking price?
The asking price for this property is $694,900.
What are key features of this property?
This property features: 2,154 sq. ft. duplex with two functional units; 7 bedrooms and 2 full baths; Downstairs kitchen has new cabinets, ceiling, electric stove, and fridge
