Three-Unit Property with
For Sale
$825,000
12 Third St, Brockton, MA 02301
Finished basement, paved parking, and a private backyard complement the three-family residential layout.
Property Size2,714 SF
Days on Market37
Property Features for 12 Third St
General Information
Standard status
Active
Size
2,714 SF
Property subtype
3 Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
3 x 2BR/1BA
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$8,251
Amenities
finished basement
private backyard
garage
Building Details
Building Size
2,714 SF
Year Built
1925
Listing Agency:
RE/MAX Synergy
(508) 857-5392
Listed By:
Isabel Fernandes Realty Team
Source:
Donnellyandco
Added: Jul 7
Changed: Aug 11
Last Checked: Aug 12 at 3:35PM
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 RE/MAX Synergy
Investment Insights
Based on property information with market context.
Built in 1925, this three-family property includes three residential units, each arranged with 2 bedrooms and 1 full bathroom. A finished basement adds usable living or recreational space, while the exterior includes a paved driveway, off-street parking, a garage, and a private backyard. The first floor will be delivered vacant, providing flexibility for an owner-occupant or rental arrangement.
The property is situated near shopping, restaurants, schools, public transportation, and major highways. Its combination of three units, supplemental finished space, and on-site parking supports a range of residential income and occupancy strategies.
The property is situated near shopping, restaurants, schools, public transportation, and major highways. Its combination of three units, supplemental finished space, and on-site parking supports a range of residential income and occupancy strategies.
Key Highlights
- Three units, each with 2 bedrooms and 1 full bathroom
- Finished basement with additional living or recreational space
- Paved driveway with off‑street parking
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
$46,809
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
5.67%
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%
$936,180
$936.2K
Cap Rate 7%
$668,700
$668.7K
Cap Rate 9%
$520,100
$520.1K
Market Conditions
NOI Build-Up for 2,714 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
$70.0K $25.80/SF
− Vacancy
−$3.2K −$1.16/SF
EGI
$66.9K $24.64/SF
− OpEx
−$20.1K −$7.39/SF
NOI
$46.8K $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%
$936,180
Cap Rate 7%
$668,700
Cap Rate 9%
$520,100
Alternative Uses
Best Use
Multifamily LT 5
$668.7K
$585.1K – $780.2K
NOI $46,809 @ 7.0% cap · market cap 5.67%
Second Best
Apartment 5plus
$591.9K
$517.9K – $690.6K
NOI $41,434 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,357 @ 7.0% cap · market cap 10.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
766
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 - Finished basement, paved parking, and a private backyard complement the three-family residential layout.
Where is this triplex located?
The property is located at 12 Third St Brockton, MA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Three units, each with 2 bedrooms and 1 full bathroom; Finished basement with additional living or recreational space; Paved driveway with off‑street parking
