Two-Family Residential Income
For Sale
$525,000
Pending
134 Summer Street, Brockton, MA 02302
Well-maintained two-family residence with an up-and-down layout and a fenced backyard, delivered vacant.
Property Size1,783 SF
Days on Market53
Property Features for 134 Summer Street
General Information
Standard status
Pending
Size
1,783 SF
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Building Details
Year Built
1889
Tenancy
Multi
Listing Agency:
Dominion Realty Corp.
(603) 235-3934
Listed By:
Patrick Willie-Bonglo
(603) 691-2488
Source:
Lockandkeyre
Added: Jul 20
Changed: Sep 9
Last Checked: Sep 10 at 7:24AM
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 Dominion Realty Corp.
Investment Insights
Based on property information with market context.
This well-maintained two-family home features an up-and-down layout. Each unit includes two bedrooms and one bathroom with a functional floor plan. The property also includes a fenced-in backyard.
The home is located in Brockton near shopping, restaurants, schools, parks, and public transportation, with access to major commuter routes.
The seller states the property will be delivered vacant, providing flexibility for an owner-occupant or investor looking to take over the premises.
The home is located in Brockton near shopping, restaurants, schools, parks, and public transportation, with access to major commuter routes.
The seller states the property will be delivered vacant, providing flexibility for an owner-occupant or investor looking to take over the premises.
Key Highlights
- Two‑family up‑and‑down home built in 1889 with 2 bedrooms and 1 bath in each unit
- Well‑maintained property with a functional up‑and‑down layout
- Delivered vacant for immediate occupancy or rental setup
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
$30,752
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
5.86%
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%
$615,040
$615.0K
Cap Rate 7%
$439,314
$439.3K
Cap Rate 9%
$341,689
$341.7K
Market Conditions
NOI Build-Up for 1,783 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
$46.0K $25.80/SF
− Vacancy
−$2.1K −$1.16/SF
EGI
$43.9K $24.64/SF
− OpEx
−$13.2K −$7.39/SF
NOI
$30.8K $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%
$615,040
Cap Rate 7%
$439,314
Cap Rate 9%
$341,689
Alternative Uses
Best Use
Multifamily LT 5
$439.3K
$384.4K – $512.5K
NOI $30,752 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$388.9K
$340.3K – $453.7K
NOI $27,220 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$848.0K
$742.0K – $989.4K
NOI $59,361 @ 7.0% cap · market cap 11.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
446
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained two-family residence with an up-and-down layout and a fenced backyard, delivered vacant.
Where is this duplex located?
The property is located at 134 Summer Street Brockton, MA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two‑family up‑and‑down home built in 1889 with 2 bedrooms and 1 bath in each unit; Well‑maintained property with a functional up‑and‑down layout; Delivered vacant for immediate occupancy or rental setup
