Renovated Flex Facility with
New
For Sale
$8,995,000
1034 Pearl Street, Brockton, MA 02301
Office, warehouse, conference, and breakroom areas provide a versatile commercial layout.
Property Size52,595 SF
Lot Size1.72 Acres
Price / SF$171.02
Days on Market6
Property Features for 1034 Pearl Street
General Information
Standard status
Active
Size
52,595 SF
Lot size
1.72 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Asking Price
$8,995,000
Amenities
Conference Room
Kitchenette
Breakroom
Building Details
Year Built
1969
Year Renovated
2014
Listing Agency:
Hartel Realty
Listed By:
Greg Hartel
(413) 584-2900
Source:
Mapleandmainrealty
Added: Aug 5
Changed: Aug 10
Last Checked: Aug 10 at 4:29AM
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 Hartel Realty
Investment Insights
Based on property information with market context.
This flex facility at 1034 Pearl Street in Brockton, MA contains 52,595± SF across 1.72± acres. Built in 1969, the property underwent renovations in 2010, 2013, and 2014, followed by the addition of rooftop solar in 2021. The interior combines reception space, several office areas, a conference room, kitchenette, breakroom, open warehouse space, ADA-compliant restrooms, and offices on an upper level.
The property is situated along Pearl Street in a Brockton commercial corridor with access to Route 24 only minutes away. Its location also provides connectivity to nearby highways and exposure to daily traffic along Pearl Street and surrounding routes. The configuration supports office, manufacturing, medical-related, warehousing, and distribution uses identified for the facility.
The property is situated along Pearl Street in a Brockton commercial corridor with access to Route 24 only minutes away. Its location also provides connectivity to nearby highways and exposure to daily traffic along Pearl Street and surrounding routes. The configuration supports office, manufacturing, medical-related, warehousing, and distribution uses identified for the facility.
Key Highlights
- 52,595± SF flex/industrial facility on 1.72± acres
- Renovations completed in 2010, 2013, and 2014
- Rooftop solar added in 2021
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
$669,191
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
7.44%
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%
$13,383,820
$13.4M
Cap Rate 7%
$9,559,871
$9.6M
Cap Rate 9%
$7,435,456
$7.4M
Market Conditions
NOI Build-Up for 52,595 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
$833.1K $15.84/SF
− Vacancy
−$45.8K −$0.87/SF
EGI
$787.3K $14.97/SF
− OpEx
−$118.1K −$2.25/SF
NOI
$669.2K $12.72/SF
Area
Brockton, MA
Vacancy
5.50%
Lease Rate
$15.84 /SF/Yr
Expense Ratio
15.00%
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%
$13,383,820
Cap Rate 7%
$9,559,871
Cap Rate 9%
$7,435,456
Alternative Uses
Best Use
Office B
$17.14M
$15.00M – $20.00M
NOI $1,199,955 @ 7.0% cap · market cap 13.34%
Second Best
Flex RnD
$12.40M
$10.85M – $14.46M
NOI $867,660 @ 7.0% cap · market cap 9.65%
Theoretical Best
Office A
$25.01M
$21.89M – $29.18M
NOI $1,751,035 @ 7.0% cap · market cap 19.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,052
Businesses Nearby
Well-served
Demand for This Use
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 Office 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?
Flex space - Office, warehouse, conference, and breakroom areas provide a versatile commercial layout.
Where is this flex space located?
The property is located at 1034 Pearl Street Brockton, MA.
What is the asking price?
The asking price for this property is $8,995,000.
What are key features of this property?
This property features: 52,595± SF flex/industrial facility on 1.72± acres; Renovations completed in 2010, 2013, and 2014; Rooftop solar added in 2021
