Brockton Warehouse with Office
For Sale
$1,950,000
125 Perkins Ave, Brockton, MA 02302
Three-story warehouse with basement and office space for sale.
Property Size14,400 SF
Lot Size1.43 Acres
Price / SF$135.42
Days on Market152
Property Features for 125 Perkins Ave
General Information
Standard status
Active
Size
14,400 SF
Lot size
1.43 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$21,113
Building Details
Year Built
1919
Listing Agency:
Donahue Associates
(508) 942-0408
Listed By:
Stephen J. Donahue · License #450000042
(508) 942-0408
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 6:09AM
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 Donahue Associates
Investment Insights
Based on property information with market context.
This property features three floors, each measuring 14,400 square feet, in addition to a full basement that also spans 14,400 square feet. The top floor includes office space and two large sawtooth skylights. The building is equipped with two freight elevators, one of which is currently in use, and one passenger elevator. The property has frontage on Forest Street, with the current entrance and parking area accessible from Forest Street.
Key Highlights
- Large Space: 14,400 sq ft per floor, totaling three floors plus a full basement.
- Includes two freight elevators, offering logistical advantages.
- Equipped with a passenger elevator for convenient access.
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
$150,886
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
7.74%
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%
$3,017,720
$3.0M
Cap Rate 7%
$2,155,514
$2.2M
Cap Rate 9%
$1,676,511
$1.7M
Market Conditions
NOI Build-Up for 14,400 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
$228.1K $15.84/SF
− Vacancy
−$12.5K −$0.87/SF
EGI
$215.6K $14.97/SF
− OpEx
−$64.7K −$4.49/SF
NOI
$150.9K $10.48/SF
Area
Brockton, MA
Vacancy
5.50%
Lease Rate
$15.84 /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%
$3,017,720
Cap Rate 7%
$2,155,514
Cap Rate 9%
$1,676,511
Alternative Uses
Best Use
Office B
$4.69M
$4.11M – $5.48M
NOI $328,536 @ 7.0% cap · market cap 16.85%
Second Best
Warehouse
$2.62M
$2.29M – $3.05M
NOI $183,218 @ 7.0% cap · market cap 9.40%
Theoretical Best
Office A
$6.85M
$5.99M – $7.99M
NOI $479,416 @ 7.0% cap · market cap 24.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
632
Businesses Nearby
Under-served
Demand for This Use
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Three-story warehouse with basement and office space for sale.
Where is this warehouse located?
The property is located at 125 Perkins Ave Brockton, MA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Large Space: 14,400 sq ft per floor, totaling three floors plus a full basement.; Includes two freight elevators, offering logistical advantages.; Equipped with a passenger elevator for convenient access.
