Three-Unit Multifamily
For Sale
$639,900
13 Standish St, Brockton, MA 02302
R1C-zoned building with separate utilities, on-site laundry, and off-street parking near schools, shopping, and transportation.
Property Size2,070 SF
Price / SF$309.13
Days on Market287
Property Features for 13 Standish St
General Information
Standard status
Active
Size
2,070 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Zoning
R1C
Property Condition
Severity
Repairs Needed
Evidence
Interior needs updating
Units
Unit Mix
2 x 2BR, 1 x 1BR
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$6,187
Amenities
coin-operated washer and dryer
Building Details
Building Size
2,070 SF
Year Built
1925
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Atlantic Properties
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Nov 17, 2025
Changed: Aug 30
Last Checked: Aug 31 at 1:28PM
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 Atlantic Properties
Investment Insights
Based on property information with market context.
Built in 1925, this R1C-zoned multifamily property contains 2,070 square feet arranged as two two-bedroom units and one one-bedroom unit. Each apartment has its own utility service, while the property also includes coin-operated laundry equipment and four off-street parking spaces. Electrical service has been updated, although the interiors require further updating.
The property is located in Brockton near schools, shopping, transportation, and other local amenities. All three tenants occupy their units on a tenant-at-will basis, providing flexibility for future ownership plans.
The property is located in Brockton near schools, shopping, transportation, and other local amenities. All three tenants occupy their units on a tenant-at-will basis, providing flexibility for future ownership plans.
Key Highlights
- Three‑unit configuration with two 2‑bedroom apartments and one 1‑bedroom apartment
- 2,070 square feet on an R1C‑zoned property
- Updated electrical service and separate utilities for all units
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
$35,702
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
5.58%
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%
$714,040
$714.0K
Cap Rate 7%
$510,029
$510.0K
Cap Rate 9%
$396,689
$396.7K
Market Conditions
NOI Build-Up for 2,070 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
$53.4K $25.80/SF
− Vacancy
−$2.4K −$1.16/SF
EGI
$51.0K $24.64/SF
− OpEx
−$15.3K −$7.39/SF
NOI
$35.7K $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%
$714,040
Cap Rate 7%
$510,029
Cap Rate 9%
$396,689
Alternative Uses
Best Use
Multifamily LT 5
$510.0K
$446.3K – $595.0K
NOI $35,702 @ 7.0% cap · market cap 5.58%
Second Best
Apartment 5plus
$451.5K
$395.0K – $526.7K
NOI $31,602 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$984.5K
$861.5K – $1.15M
NOI $68,916 @ 7.0% cap · market cap 10.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
528
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
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Frequently Asked Questions
What type of property is this?
Triplex - R1C-zoned building with separate utilities, on-site laundry, and off-street parking near schools, shopping, and transportation.
Where is this triplex located?
The property is located at 13 Standish St Brockton, MA.
What is the asking price?
The asking price for this property is $639,900.
What are key features of this property?
This property features: Three‑unit configuration with two 2‑bedroom apartments and one 1‑bedroom apartment; 2,070 square feet on an R1C‑zoned property; Updated electrical service and separate utilities for all units
