Two-Story Mixed-Use
For Sale
$850,000
1012 Main St, Brockton, MA 02301
Freestanding commercial and residential building with restaurant space, a six-room apartment, and on-site parking.
Property Size3,962 SF
Price / SF$214.54
Days on Market10
Property Features for 1012 Main St
General Information
Standard status
Active
Size
3,962 SF
Property subtype
Commercial
Additional Details
Road Access
Yes
Multifamily Units
1
Building Details
Building Size
3,962 SF
Year Built
1900
Buildings
1
Stories
2
Listing Agency:
V & E Realty
(617) 290-8289
Listed By:
Derek Wong · License #452508574
(617) 290-8289
Source:
Iverty
Added: Jul 30
Changed: Aug 2
Last Checked: Aug 8 at 9:33AM
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 V & E Realty
Investment Insights
Based on property information with market context.
This freestanding two-story mixed-use property contains 3,962 square feet and was built in 1900. The first floor is configured for commercial use and has operated as a restaurant, with a dining area suitable for ongoing restaurant operations or another business use. The second floor includes a six-room residential unit, creating a combined commercial and residential layout.
The property is located on Main Street in Brockton and includes an on-site parking lot serving customers, tenants, and employees. The roadway carries thousands of vehicles daily, providing substantial passing exposure. The property currently generates rental income and is being offered with an ongoing business in place.
The property is located on Main Street in Brockton and includes an on-site parking lot serving customers, tenants, and employees. The roadway carries thousands of vehicles daily, providing substantial passing exposure. The property currently generates rental income and is being offered with an ongoing business in place.
Key Highlights
- 3,962‑square‑foot mixed‑use property built in 1900
- Two‑story freestanding building with commercial and residential components
- First floor configured for restaurant use with dining area
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
$73,545
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
8.65%
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%
$1,470,900
$1.5M
Cap Rate 7%
$1,050,643
$1.1M
Cap Rate 9%
$817,167
$817.2K
Market Conditions
NOI Build-Up for 3,962 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
$130.7K $33.00/SF
− Vacancy
−$13.1K −$3.30/SF
EGI
$117.7K $29.70/SF
− OpEx
−$44.1K −$11.14/SF
NOI
$73.5K $18.56/SF
Area
Brockton, MA
Vacancy
10.00%
Lease Rate
$33.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,470,900
Cap Rate 7%
$1,050,643
Cap Rate 9%
$817,167
Alternative Uses
Best Use
Mixed Use
$1.05M
$919.3K – $1.23M
NOI $73,545 @ 7.0% cap · market cap 8.65%
Second Best
Specialty Retail
$971.2K
$849.8K – $1.13M
NOI $67,982 @ 7.0% cap · market cap 8.00%
Theoretical Best
Office A
$1.88M
$1.65M – $2.20M
NOI $131,906 @ 7.0% cap · market cap 15.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
700
Businesses Nearby
10k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 97%
Apparel 3%
Shell
Shops & Services
5,800 visits/mo
0.4 miles
Advance Auto Parts
Shops & Services
2,527 visits/mo
0.0 miles
Muffler Man
Shops & Services
928 visits/mo
0.1 miles
Finish Line
Apparel
299 visits/mo
0.2 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Freestanding commercial and residential building with restaurant space, a six-room apartment, and on-site parking.
Where is this mixed-use property located?
The property is located at 1012 Main St Brockton, MA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 3,962‑square‑foot mixed‑use property built in 1900; Two‑story freestanding building with commercial and residential components; First floor configured for restaurant use with dining area
