Five-Unit Multifamily
For Sale
$899,000
101 Prospect St, Brockton, MA 02301
Five-unit property offers one 3-bedroom and four 1-bedroom apartments with off-street parking.
Property Size3,730 SF
Price / SF$241.02
Days on Market77
Property Features for 101 Prospect St
General Information
Standard status
Active
Size
3,730 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
R2
Net Operating Income
$74,400
Taxes and HOA fees
Annual Taxes
$8,003
Amenities
Park, Sidewalks
Hot Water, Baseboard
Full, Interior Entry, Concrete, Unfinished
Paved, Off Street
Rain Gutters
Building Details
Building Size
3,730 SF
Year Built
1900
Stories
5
Listed By:
Derrick Goldsmith · License #451502800
(508) 245-5257
Source:
Evrealestate
Added: Jun 26
Changed: Sep 5
Last Checked: Sep 9 at 6:36AM
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 Derrick Goldsmith
Investment Insights
Based on property information with market context.
This five-unit multifamily property includes one 3-bedroom apartment and four 1-bedroom apartments. One unit is currently vacant, providing flexibility for immediate leasing or owner-occupancy. The remaining four units are tenant occupied on month-to-month tenancies, and the owner currently pays heat and water.
Off-street parking is available, and the property has convenient access to shopping, restaurants, public transportation, and major highways, including the MBTA Commuter Rail.
Rent roll and additional financial information are available upon request, and buyers and buyers’ agents are instructed to perform their own due diligence.
Off-street parking is available, and the property has convenient access to shopping, restaurants, public transportation, and major highways, including the MBTA Commuter Rail.
Rent roll and additional financial information are available upon request, and buyers and buyers’ agents are instructed to perform their own due diligence.
Key Highlights
- Five‑unit multifamily built in 1900: one 3‑bedroom unit and four 1‑bedroom units
- One unit is vacant for immediate leasing or owner‑occupancy; four units are tenant occupied on month‑to‑month tenancies
- Owner currently pays heat and water
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
$56,944
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
6.33%
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%
$1,138,880
$1.1M
Cap Rate 7%
$813,486
$813.5K
Cap Rate 9%
$632,711
$632.7K
Market Conditions
NOI Build-Up for 3,730 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
$109.2K $29.28/SF
− Vacancy
−$5.7K −$1.52/SF
EGI
$103.5K $27.76/SF
− OpEx
−$46.6K −$12.49/SF
NOI
$56.9K $15.27/SF
Area
Brockton, MA
Vacancy
5.20%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
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%
$1,138,880
Cap Rate 7%
$813,486
Cap Rate 9%
$632,711
Alternative Uses
Best Use
Apartment 5plus
$813.5K
$711.8K – $949.1K
NOI $56,944 @ 7.0% cap · market cap 6.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.77M
$1.55M – $2.07M
NOI $124,182 @ 7.0% cap · market cap 13.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
849
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Apartment building - Five-unit property offers one 3-bedroom and four 1-bedroom apartments with off-street parking.
Where is this apartment building located?
The property is located at 101 Prospect St Brockton, MA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Five‑unit multifamily built in 1900: one 3‑bedroom unit and four 1‑bedroom units; One unit is vacant for immediate leasing or owner‑occupancy; four units are tenant occupied on month‑to‑month tenancies; Owner currently pays heat and water
