Mixed-Use Property With Salon
For Sale
$949,000
728 Main Street, Brockton, MA 02301
Two residential units complement the commercial frontage, with three bedrooms apiece and off-street parking.
Property Size4,825 SF
Price / SF$196.68
Days on Market665
Property Features for 728 Main Street
General Information
Standard status
Active
Size
4,825 SF
Total Parking Spaces
4
Property subtype
Multi-family / 3 Family
Zoning
C2
Net Operating Income
$46,800
Taxes and HOA fees
Annual Taxes
$4,480
Amenities
City/Town Sewer, Public
No, Yes, .00, Paved Drive, Paved Drive
No
3.0
3
3.00
Porch
Building Details
Year Built
1910
Tenancy
Multi
Listing Agency:
Model Living Real Estate
(617) 645-8269
Listed By:
Dee Rodrigues · License #9510281
(617) 645-8269
Source:
Compass
Added: Nov 4, 2024
Changed: Aug 30
Last Checked: Aug 30 at 2:36PM
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 Model Living Real Estate
Investment Insights
Based on property information with market context.
This 4,825-square-foot mixed-use building combines a commercial front unit currently used as a salon with two residential units positioned behind it. Each residence offers three bedrooms, and the residential areas include hardwood flooring and porches. The property was built in 1910 and is zoned C2.
Heating varies by unit, with one residential unit served by oil and the others by gas. Off-street parking is available on the property. The existing arrangement brings commercial and residential components together within one building, with tenants currently occupying the residential units on a tenant-at-will basis.
Heating varies by unit, with one residential unit served by oil and the others by gas. Off-street parking is available on the property. The existing arrangement brings commercial and residential components together within one building, with tenants currently occupying the residential units on a tenant-at-will basis.
Key Highlights
- 4,825‑square‑foot mixed‑use property built in 1910
- Commercial front unit currently used as a salon
- Two residential units, each with 3 bedrooms
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
$73,661
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
7.76%
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%
$1,473,220
$1.5M
Cap Rate 7%
$1,052,300
$1.1M
Cap Rate 9%
$818,456
$818.5K
Market Conditions
NOI Build-Up for 4,825 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
$141.3K $29.28/SF
− Vacancy
−$7.3K −$1.52/SF
EGI
$133.9K $27.76/SF
− OpEx
−$60.3K −$12.49/SF
NOI
$73.7K $15.27/SF
Area
Brockton, MA
Vacancy
5.20%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
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%
$1,473,220
Cap Rate 7%
$1,052,300
Cap Rate 9%
$818,456
Alternative Uses
Best Use
Mixed Use
$1.28M
$1.12M – $1.49M
NOI $89,564 @ 7.0% cap · market cap 9.44%
Second Best
Apartment 5plus
$1.05M
$920.8K – $1.23M
NOI $73,661 @ 7.0% cap · market cap 7.76%
Theoretical Best
Office A
$2.29M
$2.01M – $2.68M
NOI $160,638 @ 7.0% cap · market cap 16.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
896
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?
Mixed-use property - Two residential units complement the commercial frontage, with three bedrooms apiece and off-street parking.
Where is this mixed-use property located?
The property is located at 728 Main Street Brockton, MA.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: 4,825‑square‑foot mixed‑use property built in 1910; Commercial front unit currently used as a salon; Two residential units, each with 3 bedrooms
