3-Family Corner Lot with
For Sale
$869,900
10 Main Street Place, Brockton, MA 02301
Well-maintained three-family property with 7 bedrooms, 4 bathrooms, and 9 off-street parking spaces on a corner lot.
Property Size2,610 SF
Price / SF$333.30
Days on Market96
Property Features for 10 Main Street Place
General Information
Standard status
Active
Size
2,610 SF
Total Parking Spaces
9
Property subtype
Multi-family
Additional Details
Multifamily Units
3
Building Details
Year Built
1925
Tenancy
Multi
Listing Agency:
Home Bound Realty
Listed By:
Cortney Fernandes
(401) 333-9333
Source:
Residentialproperties
Added: May 9
Changed: Aug 12
Last Checked: Aug 12 at 3:30AM
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 Home Bound Realty
Investment Insights
Based on property information with market context.
Spacious and well maintained three-family property offering flexible living arrangements. The home features a total of 7 bedrooms and 4 bathrooms, with layouts designed to accommodate a variety of household needs. Off-street parking totals 9 spaces, supporting everyday convenience for tenants and guests.
Set on a desirable corner lot at the end of a dead end street, the property provides additional privacy. It is also positioned near local amenities, shopping, public transportation, and highways.
The property is presented for sale as a versatile option for owner occupants, investors, or multi-generational living. Additional ADU possibilities may provide future expansion value for a new owner.
Set on a desirable corner lot at the end of a dead end street, the property provides additional privacy. It is also positioned near local amenities, shopping, public transportation, and highways.
The property is presented for sale as a versatile option for owner occupants, investors, or multi-generational living. Additional ADU possibilities may provide future expansion value for a new owner.
Key Highlights
- Well‑maintained 3‑family property built in 1925 with 7 bedrooms and 4 bathrooms
- Corner lot at the end of a dead‑end street for added privacy
- Includes 9 off‑street parking spaces
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
$45,015
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
5.17%
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%
$900,300
$900.3K
Cap Rate 7%
$643,071
$643.1K
Cap Rate 9%
$500,167
$500.2K
Market Conditions
NOI Build-Up for 2,610 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
$67.3K $25.80/SF
− Vacancy
−$3.0K −$1.16/SF
EGI
$64.3K $24.64/SF
− OpEx
−$19.3K −$7.39/SF
NOI
$45.0K $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%
$900,300
Cap Rate 7%
$643,071
Cap Rate 9%
$500,167
Alternative Uses
Best Use
Multifamily LT 5
$643.1K
$562.7K – $750.3K
NOI $45,015 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$569.2K
$498.1K – $664.1K
NOI $39,846 @ 7.0% cap · market cap 4.58%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $86,894 @ 7.0% cap · market cap 9.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
896
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?
Triplex - Well-maintained three-family property with 7 bedrooms, 4 bathrooms, and 9 off-street parking spaces on a corner lot.
Where is this triplex located?
The property is located at 10 Main Street Place Brockton, MA.
What is the asking price?
The asking price for this property is $869,900.
What are key features of this property?
This property features: Well‑maintained 3‑family property built in 1925 with 7 bedrooms and 4 bathrooms; Corner lot at the end of a dead‑end street for added privacy; Includes 9 off‑street parking spaces
