Duplex with Vacant Second
For Sale
$770,000
112 Ford St, Brockton, MA 02301
Major roof, siding, electrical, and plumbing improvements are already in place.
Property Size2,335 SF
Price / SF$329.76
Days on Market85
Property Features for 112 Ford St
General Information
Standard status
Active
Size
2,335 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
R2
Taxes and HOA fees
Annual Taxes
$5,142
Building Details
Building Size
2,335 SF
Year Built
1889
Stories
2
Listing Agency:
Keller Williams Boston MetroWest
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 11
Changed: Sep 2
Last Checked: Sep 2 at 1:59PM
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 Keller Williams Boston MetroWest
Investment Insights
Based on property information with market context.
This two-family duplex, built in 1889, includes 6 bedrooms and 2 full bathrooms across functional living areas with hardwood flooring. The property has received substantial work to its roof, siding, electrical system, and plumbing, while some cosmetic cleanup remains for a future owner to address.
The second-floor unit is expected to be vacant at closing, creating flexibility for an owner occupant or an investor. The property is in Brockton, Massachusetts, with access to schools, major routes, and the MBTA Commuter Rail, including connections toward Boston and surrounding communities. R2 zoning is also in place.
The second-floor unit is expected to be vacant at closing, creating flexibility for an owner occupant or an investor. The property is in Brockton, Massachusetts, with access to schools, major routes, and the MBTA Commuter Rail, including connections toward Boston and surrounding communities. R2 zoning is also in place.
Key Highlights
- 6 bedrooms and 2 full bathrooms
- Two‑family duplex with second‑floor unit delivered vacant at closing
- Roof, siding, electrical, and plumbing improvements completed
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
$40,272
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
5.23%
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%
$805,440
$805.4K
Cap Rate 7%
$575,314
$575.3K
Cap Rate 9%
$447,467
$447.5K
Market Conditions
NOI Build-Up for 2,335 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
$60.2K $25.80/SF
− Vacancy
−$2.7K −$1.16/SF
EGI
$57.5K $24.64/SF
− OpEx
−$17.3K −$7.39/SF
NOI
$40.3K $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%
$805,440
Cap Rate 7%
$575,314
Cap Rate 9%
$447,467
Alternative Uses
Best Use
Multifamily LT 5
$575.3K
$503.4K – $671.2K
NOI $40,272 @ 7.0% cap · market cap 5.23%
Second Best
Apartment 5plus
$509.2K
$445.6K – $594.1K
NOI $35,647 @ 7.0% cap · market cap 4.63%
Theoretical Best
Office A
$1.11M
$971.7K – $1.30M
NOI $77,739 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
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 - Major roof, siding, electrical, and plumbing improvements are already in place.
Where is this duplex located?
The property is located at 112 Ford St Brockton, MA.
What is the asking price?
The asking price for this property is $770,000.
What are key features of this property?
This property features: 6 bedrooms and 2 full bathrooms; Two‑family duplex with second‑floor unit delivered vacant at closing; Roof, siding, electrical, and plumbing improvements completed
