Updated Quadplex with
For Sale
$949,900
469 Summer St, Brockton, MA 02302
Four residential units feature renovated kitchens and baths, hardwood flooring, and updated appliances.
Property Size4,174 SF
Days on Market8
Property Features for 469 Summer St
General Information
Standard status
Active
Size
4,174 SF
Total Parking Spaces
7
Property subtype
Multifamily
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$9,985
Building Details
Building Size
4,174 SF
Year Built
1920
Listing Agency:
CM Realty Associates
(857) 445-3917
Listed By:
Jeffrey Jacques
Source:
Classifiedrealtygroup
Added: Aug 13
Changed: Aug 20
Last Checked: Aug 20 at 4:41AM
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 CM Realty Associates
Investment Insights
Based on property information with market context.
Built in 1920, this quadplex contains four residential units with updated kitchens and bathrooms, new hardwood flooring, and state-of-the-art appliances. A large basement provides additional space for future build-out, while the garage and two driveways expand options for parking, storage, or possible conversion. The property also includes maintained grounds and established tenants.
Located at 469 Summer St in Brockton, Massachusetts, the property is near a major highway, public transportation, and area hospitals. Its setting is described as a quiet section of town with privacy. The existing configuration may suit an owner-occupant or investor seeking a multi-unit residential property.
Located at 469 Summer St in Brockton, Massachusetts, the property is near a major highway, public transportation, and area hospitals. Its setting is described as a quiet section of town with privacy. The existing configuration may suit an owner-occupant or investor seeking a multi-unit residential property.
Key Highlights
- Four‑unit property built in 1920
- Updated kitchens and baths in all units
- New hardwood floors and state‑of‑the‑art appliances
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
$71,990
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
7.58%
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%
$1,439,800
$1.4M
Cap Rate 7%
$1,028,429
$1.0M
Cap Rate 9%
$799,889
$799.9K
Market Conditions
NOI Build-Up for 4,174 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
$107.7K $25.80/SF
− Vacancy
−$4.8K −$1.16/SF
EGI
$102.8K $24.64/SF
− OpEx
−$30.9K −$7.39/SF
NOI
$72.0K $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%
$1,439,800
Cap Rate 7%
$1,028,429
Cap Rate 9%
$799,889
Alternative Uses
Best Use
Multifamily LT 5
$1.03M
$899.9K – $1.20M
NOI $71,990 @ 7.0% cap · market cap 7.58%
Second Best
Apartment 5plus
$910.3K
$796.5K – $1.06M
NOI $63,723 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$1.99M
$1.74M – $2.32M
NOI $138,964 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
109
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?
Quadplex - Four residential units feature renovated kitchens and baths, hardwood flooring, and updated appliances.
Where is this quadplex located?
The property is located at 469 Summer St Brockton, MA.
What is the asking price?
The asking price for this property is $949,900.
What are key features of this property?
This property features: Four‑unit property built in 1920; Updated kitchens and baths in all units; New hardwood floors and state‑of‑the‑art appliances
