Mixed-Use Restaurant and
For Sale
$1,099,900
34 Brockton Ave, Abington, MA 02351
Three-unit mixed-use building with an updated first-floor restaurant and two second-floor 2-bedroom apartments.
Property Size3,106 SF
Price / SF$354.12
Days on Market95
Property Features for 34 Brockton Ave
General Information
Standard status
Active
Size
3,106 SF
Total Parking Spaces
10
Property subtype
Multi-Family
Zoning
CBD
Net Operating Income
$78,000
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,221
Building Details
Building Size
3,106 SF
Year Built
2004
Stories
3
Listing Agency:
REMAX Andrew Realty Services
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 29
Changed: Aug 28
Last Checked: Aug 30 at 2:01PM
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 REMAX Andrew Realty Services
Investment Insights
Based on property information with market context.
Built in 2004, this three-unit mixed-use property includes an updated restaurant on the first floor and two 2-bedroom apartments on the second level. The apartments each have central air, washer and dryer hookup, and a balcony. All utilities are separated between the restaurant and the residential units.
The property is located on Route 123, right off Route 18, in a high-visibility setting. It sits next to a small plaza that includes a 7-Eleven store and other retail.
The restaurant is currently leased for $3,200 plus NNN, with a 5-year fixed term and a 5-year option. The residential units are rented at $1,650 each.
The property is located on Route 123, right off Route 18, in a high-visibility setting. It sits next to a small plaza that includes a 7-Eleven store and other retail.
The restaurant is currently leased for $3,200 plus NNN, with a 5-year fixed term and a 5-year option. The residential units are rented at $1,650 each.
Key Highlights
- 3‑unit mixed‑use building built in 2004 with an updated restaurant on the 1st floor
- 2nd level includes two 2‑bedroom apartments with central air, washer/dryer hookups, and balconies
- Restaurant rent is $3,200 + NNN with a 5‑year fixed term and 5‑year option
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
$57,412
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
5.22%
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%
$1,148,240
$1.1M
Cap Rate 7%
$820,171
$820.2K
Cap Rate 9%
$637,911
$637.9K
Market Conditions
NOI Build-Up for 3,106 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
$78.3K $25.20/SF
− Vacancy
−$1.7K −$0.55/SF
EGI
$76.5K $24.65/SF
− OpEx
−$19.1K −$6.16/SF
NOI
$57.4K $18.48/SF
Area
Plymouth County, MA
Vacancy
2.20%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
25.00%
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%
$1,148,240
Cap Rate 7%
$820,171
Cap Rate 9%
$637,911
Alternative Uses
Best Use
Specialty Retail
$820.2K
$717.7K – $956.9K
NOI $57,412 @ 7.0% cap · market cap 5.22%
Second Best
Multifamily LT 5
$749.9K
$656.2K – $874.9K
NOI $52,493 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $128,712 @ 7.0% cap · market cap 11.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02351, MA
17,085
Population
6,576
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
96%
High-School Grad
10.0 sq mi
ZIP Area
1,709
Density / Sq Mi
$119,787
Median Household Income
$61,646
Median Earnings
$1,547
Median Rent
$516,300
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?
Conventional restaurant - Three-unit mixed-use building with an updated first-floor restaurant and two second-floor 2-bedroom apartments.
Where is this conventional restaurant located?
The property is located at 34 Brockton Ave Abington, MA.
What is the asking price?
The asking price for this property is $1,099,900.
What are key features of this property?
This property features: 3‑unit mixed‑use building built in 2004 with an updated restaurant on the 1st floor; 2nd level includes two 2‑bedroom apartments with central air, washer/dryer hookups, and balconies; Restaurant rent is $3,200 + NNN with a 5‑year fixed term and 5‑year option
