Charming Two-Family Home on
For Sale
$599,999
Pending
70 Pine St, Brockton, MA 02302
Well-maintained two-family home with income potential near amenities.
Property Size1,716 SF
Lot Size0.15 Acres
Days on Market268
Property Features for 70 Pine St
General Information
Standard status
Pending
Size
1,716 SF
Lot size
0.15 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$7,315
Building Details
Building Size
1,716 SF
Year Built
1900
Stories
2
Units
2
Listing Agency:
(346) 800-7719
Listed By:
Charne Dixon
(346) 800-7719
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 23 at 8:13AM
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 Charne Dixon
Investment Insights
Based on property information with market context.
Located on a corner lot, 70 Pine Street is a two-family home that has been freshly painted. The property includes off-street parking, basement storage, and a large yard. Situated near parks, public transportation, and shopping centers, the home offers accessibility. The first-floor unit is currently leased for $1,900 per month, presenting an opportunity for rental income or to offset mortgage costs. This property is suitable for either owner-occupancy with rental income or as a long-term investment.
Key Highlights
- Excellent income potential: first‑floor unit currently leased for $1,900/month.
- Convenient location near parks, public transportation, and shopping centers.
- Off‑street parking available.
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
$29,596
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
4.93%
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%
$591,920
$591.9K
Cap Rate 7%
$422,800
$422.8K
Cap Rate 9%
$328,844
$328.8K
Market Conditions
NOI Build-Up for 1,716 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
$44.3K $25.80/SF
− Vacancy
−$2.0K −$1.16/SF
EGI
$42.3K $24.64/SF
− OpEx
−$12.7K −$7.39/SF
NOI
$29.6K $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%
$591,920
Cap Rate 7%
$422,800
Cap Rate 9%
$328,844
Alternative Uses
Best Use
Multifamily LT 5
$422.8K
$370.0K – $493.3K
NOI $29,596 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$374.2K
$327.5K – $436.6K
NOI $26,197 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$816.1K
$714.1K – $952.2K
NOI $57,130 @ 7.0% cap · market cap 9.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
513
Businesses Nearby
Explore this area
Business Placement
Demographics for 02302, MA
36,202
Population
12,828
Households
2.8
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
8.9 sq mi
ZIP Area
4,068
Density / Sq Mi
$87,560
Median Household Income
$45,342
Median Earnings
$1,476
Median Rent
$395,000
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?
Duplex - Well-maintained two-family home with income potential near amenities.
Where is this duplex located?
The property is located at 70 Pine St Brockton, MA.
What is the asking price?
The asking price for this property is $599,999.
What are key features of this property?
This property features: Excellent income potential: first‑floor unit currently leased for $1,900/month.; Convenient location near parks, public transportation, and shopping centers.; Off‑street parking available.
