Two-Family Duplex with New
For Sale
$629,000
101 Winthrop St, Brockton, MA 02301
Two-bedroom units, brand-new roof, and a newer gas hot water heater in a two-family duplex built in 1890.
Property Size2,595 SF
Days on Market15
Property Features for 101 Winthrop St
General Information
Standard status
Active
Size
2,595 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$7,490
Building Details
Building Size
2,595 SF
Year Built
1890
Stories
3
Units
2
Tenancy
Multi
Listing Agency:
Gold Key Realty LLC
(508) 631-6245
Listed By:
Chad Goldstein
(508) 631-6245
Source:
Elliman
Added: Jul 29
Changed: Aug 8
Last Checked: Aug 12 at 5:41AM
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 Gold Key Realty LLC
Investment Insights
Based on property information with market context.
This two-family duplex offers a practical layout with two generously sized bedrooms in each unit, along with spacious living areas. The property is in need of a refresh, providing room for updates and personal touches. Major improvements are already in place, including a brand-new roof and a newer gas hot water heater, which can help reduce near-term capital expenses. The configuration supports either renovating and renting both units or living in one unit while collecting income from the other.
Located at 101 Winthrop St in Brockton, MA, the property is convenient to shopping, restaurants, schools, public transportation, and commuter routes, supporting a tenant- and owner-occupant friendly lifestyle.
Built in 1890, this duplex blends an established building with recent key updates, making it well suited for buyers looking to modernize and optimize the space.
Located at 101 Winthrop St in Brockton, MA, the property is convenient to shopping, restaurants, schools, public transportation, and commuter routes, supporting a tenant- and owner-occupant friendly lifestyle.
Built in 1890, this duplex blends an established building with recent key updates, making it well suited for buyers looking to modernize and optimize the space.
Key Highlights
- Two‑family duplex with two bedrooms in each unit
- Brand‑new roof
- Newer gas hot water heater
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
$44,757
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
7.12%
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%
$895,140
$895.1K
Cap Rate 7%
$639,386
$639.4K
Cap Rate 9%
$497,300
$497.3K
Market Conditions
NOI Build-Up for 2,595 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
$67.0K $25.80/SF
− Vacancy
−$3.0K −$1.16/SF
EGI
$63.9K $24.64/SF
− OpEx
−$19.2K −$7.39/SF
NOI
$44.8K $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%
$895,140
Cap Rate 7%
$639,386
Cap Rate 9%
$497,300
Alternative Uses
Best Use
Multifamily LT 5
$639.4K
$559.5K – $746.0K
NOI $44,757 @ 7.0% cap · market cap 7.12%
Second Best
Apartment 5plus
$566.0K
$495.2K – $660.3K
NOI $39,617 @ 7.0% cap · market cap 6.30%
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,395 @ 7.0% cap · market cap 13.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,580
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 - Two-bedroom units, brand-new roof, and a newer gas hot water heater in a two-family duplex built in 1890.
Where is this duplex located?
The property is located at 101 Winthrop St Brockton, MA.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: Two‑family duplex with two bedrooms in each unit; Brand‑new roof; Newer gas hot water heater
