Duplex with Renovated First-Floor
For Sale
$899,900
10 Essex St, Brockton, MA 02301
Duplex offering a newly renovated first-floor unit, townhouse-style upper levels, and off-street parking via a newly installed driveway.
Property Size2,688 SF
Price / SF$334.78
Days on Market36
Property Features for 10 Essex St
General Information
Standard status
Active
Size
2,688 SF
Total Parking Spaces
8
Property subtype
Multi Family
Building Details
Building Size
2,688 SF
Year Built
1889
Buildings
1
Tenancy
Multi
Listing Agency:
Hartford Homes Realty LLC
(774) 297-9779
Listed By:
Traci Almeida
Source:
Paulgrover
Added: Jul 4
Changed: Jul 31
Last Checked: Aug 2 at 12:11PM
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 duplex is a two-family home with 11 bedrooms and a flexible layout spanning multiple levels. The first-floor unit was newly renovated and features a spacious eat-in kitchen, high ceilings, and generous living areas. The second and third floors are townhouse style, creating additional levels of living space with a flexible configuration.
A newly installed driveway provides off-street parking and accommodates up to 8 cars. The property also offers conversion potential to a three-family layout with the proper permitting.
Built in 1889, the home totals 2,688 SF and is available for sale. All offers are due by 7/13/2026 at 2 PM.
A newly installed driveway provides off-street parking and accommodates up to 8 cars. The property also offers conversion potential to a three-family layout with the proper permitting.
Built in 1889, the home totals 2,688 SF and is available for sale. All offers are due by 7/13/2026 at 2 PM.
Key Highlights
- Two‑family duplex with 11 bedrooms
- Newly renovated first‑floor unit with eat‑in kitchen and high ceilings
- Second and third floors are townhouse style
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
Current Use
Lease Details
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 - Duplex offering a newly renovated first-floor unit, townhouse-style upper levels, and off-street parking via a newly installed driveway.
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: Two‑family duplex with 11 bedrooms; Newly renovated first‑floor unit with eat‑in kitchen and high ceilings; Second and third floors are townhouse style
