Oversized Two-Family
For Sale
$899,900
Pending
10 Essex St, Brockton, MA 02301
Two-family with newly renovated first-floor unit, townhouse-style upper levels, and off-street parking for multiple vehicles.
Property Size2,688 SF
Days on Market67
Property Features for 10 Essex St
General Information
Standard status
Pending
Size
2,688 SF
Total Parking Spaces
8
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Building Details
Building Size
2,688 SF
Year Built
1889
Stories
3
Tenancy
Multi
Listing Agency:
Hartford Homes Realty LLC
(508) 857-1532
Listed By:
Traci Almeida
(774) 297-9779
Source:
Iverty
Added: Jul 4
Changed: Sep 7
Last Checked: Sep 7 at 6:56AM
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 Hartford Homes Realty LLC
Investment Insights
Based on property information with market context.
This oversized two-family home offers flexible, multi-level living with a total of 11 bedrooms. The first-floor unit has been newly renovated and includes a spacious eat-in kitchen, high ceilings, and generous living areas. The second and third floors are townhouse style, providing additional levels of living space designed for flexible layouts and larger households.
A newly installed driveway accommodates up to eight cars, offering substantial off-street parking for residents. The property also features eat-in kitchens and high ceilings in both units, supported by a strong bedroom count throughout.
The home also presents conversion potential to a three-family configuration, subject to obtaining the proper permitting.
A newly installed driveway accommodates up to eight cars, offering substantial off-street parking for residents. The property also features eat-in kitchens and high ceilings in both units, supported by a strong bedroom count throughout.
The home also presents conversion potential to a three-family configuration, subject to obtaining the proper permitting.
Key Highlights
- 1889‑built two‑family home with a total of 11 bedrooms
- Newly installed driveway offers off‑street parking for up to 8 cars
- First‑floor unit newly renovated with a spacious eat‑in kitchen, high ceilings, and generous living areas
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
$46,361
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
5.15%
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%
$927,220
$927.2K
Cap Rate 7%
$662,300
$662.3K
Cap Rate 9%
$515,122
$515.1K
Market Conditions
NOI Build-Up for 2,688 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
$69.4K $25.80/SF
− Vacancy
−$3.1K −$1.16/SF
EGI
$66.2K $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%
$927,220
Cap Rate 7%
$662,300
Cap Rate 9%
$515,122
Alternative Uses
Best Use
Multifamily LT 5
$662.3K
$579.5K – $772.7K
NOI $46,361 @ 7.0% cap · market cap 5.15%
Second Best
Apartment 5plus
$586.2K
$513.0K – $684.0K
NOI $41,037 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,491 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
700
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-family with newly renovated first-floor unit, townhouse-style upper levels, and off-street parking for multiple vehicles.
Where is this duplex located?
The property is located at 10 Essex St Brockton, MA.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: 1889‑built two‑family home with a total of 11 bedrooms; Newly installed driveway offers off‑street parking for up to 8 cars; First‑floor unit newly renovated with a spacious eat‑in kitchen, high ceilings, and generous living areas
