Triplex with
New
For Sale
$749,900
557 Montello St, Brockton, MA 02301
C2-zoned property includes a full basement and off-street parking.
Property Size2,870 SF
Price / SF$261.29
Days on Market3
Property Features for 557 Montello St
General Information
Standard status
Active
Size
2,870 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
C2
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$7,908
Amenities
full basement
outbuilding
Building Details
Building Size
2,870 SF
Year Built
1900
Buildings
2
Listing Agency:
Redlon Realty LLC
Listed By:
Adam J Walorz · License #9570473
(508) 440-6100
Source:
413realestate
Added: Sep 2
Last Checked: Sep 4 at 2:42AM
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 Redlon Realty LLC
Investment Insights
Based on property information with market context.
This triplex at 557 Montello St contains 3 total units with 5 bedrooms and 3 full bathrooms across approximately 2,870 square feet of living space. The property was built in 1900 and includes a full basement, off-street parking spaces, and an additional outbuilding at the rear.
The first-floor unit will be delivered vacant, providing immediate occupancy flexibility for the next owner. C2 zoning is also in place, and the property is located in Brockton, Massachusetts.
The first-floor unit will be delivered vacant, providing immediate occupancy flexibility for the next owner. C2 zoning is also in place, and the property is located in Brockton, Massachusetts.
Key Highlights
- 3‑unit triplex with 5 bedrooms and 3 full bathrooms
- Approximately 2,870 square feet of living space
- Full basement and rear outbuilding
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
$49,500
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
6.60%
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%
$990,000
$990.0K
Cap Rate 7%
$707,143
$707.1K
Cap Rate 9%
$550,000
$550.0K
Market Conditions
NOI Build-Up for 2,870 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
$74.0K $25.80/SF
− Vacancy
−$3.3K −$1.16/SF
EGI
$70.7K $24.64/SF
− OpEx
−$21.2K −$7.39/SF
NOI
$49.5K $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%
$990,000
Cap Rate 7%
$707,143
Cap Rate 9%
$550,000
Alternative Uses
Best Use
Multifamily LT 5
$707.1K
$618.8K – $825.0K
NOI $49,500 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$625.9K
$547.7K – $730.3K
NOI $43,815 @ 7.0% cap · market cap 5.84%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,550 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
996
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?
Triplex - C2-zoned property includes a full basement and off-street parking.
Where is this triplex located?
The property is located at 557 Montello St Brockton, MA.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: 3‑unit triplex with 5 bedrooms and 3 full bathrooms; Approximately 2,870 square feet of living space; Full basement and rear outbuilding
