Contractor Storage
For Sale
$259,900
138 Perkins Avenue, Brockton, MA 02303
Single-story storage building currently used for contractor storage and located in a residential zoning district.
Property Size1,050 SF
Price / SF$247.52
Days on Market122
Property Features for 138 Perkins Avenue
General Information
Standard status
Active
Size
1,050 SF
Property subtype
Commercial
Building Details
Year Built
1920
Listing Agency:
Trufant Real Estate
(781) 910-1826
Listed By:
Butch Wilson · License #450000069
Source:
Capecoastalsir
Added: Apr 21
Changed: Aug 20
Last Checked: Aug 20 at 8:54AM
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 Trufant Real Estate
Investment Insights
Based on property information with market context.
This property is a single-story warehouse-style building that has been used for many years as a contractor’s storage structure. It may be continued as storage subject to any required approvals, or it may be suitable for other residential-oriented plans depending on zoning and permitting.
The property is located at 138 Perkins Avenue in Brockton, MA, and sits within a residential zoning district. Prospective buyers are encouraged to conduct their own due diligence regarding zoning, permitted uses, and any approvals that may be required for alternative uses.
If you’re looking for a straightforward storage/workspace setup, the existing contractor storage use provides a practical baseline, while the residential zoning context may be a key consideration for any future transformation plans.
The property is located at 138 Perkins Avenue in Brockton, MA, and sits within a residential zoning district. Prospective buyers are encouraged to conduct their own due diligence regarding zoning, permitted uses, and any approvals that may be required for alternative uses.
If you’re looking for a straightforward storage/workspace setup, the existing contractor storage use provides a practical baseline, while the residential zoning context may be a key consideration for any future transformation plans.
Key Highlights
- Single‑story storage building currently used for contractor storage
- Built in 1920
- Located in a residential zoning district
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
$13,360
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
5.14%
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%
$267,200
$267.2K
Cap Rate 7%
$190,857
$190.9K
Cap Rate 9%
$148,444
$148.4K
Market Conditions
NOI Build-Up for 1,050 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
$16.6K $15.84/SF
− Vacancy
−$915 −$0.87/SF
EGI
$15.7K $14.97/SF
− OpEx
−$2.4K −$2.25/SF
NOI
$13.4K $12.72/SF
Area
Brockton, MA
Vacancy
5.50%
Lease Rate
$15.84 /SF/Yr
Expense Ratio
15.00%
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%
$267,200
Cap Rate 7%
$190,857
Cap Rate 9%
$148,444
Alternative Uses
Best Use
Warehouse
$190.9K
$167.0K – $222.7K
NOI $13,360 @ 7.0% cap · market cap 5.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$499.4K
$437.0K – $582.6K
NOI $34,957 @ 7.0% cap · market cap 13.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
624
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Ortendahl's Garage Inc. — 878 Montello St #1, Brockton, MA 02301
Frequently Asked Questions
What type of property is this?
Warehouse - Single-story storage building currently used for contractor storage and located in a residential zoning district.
Where is this warehouse located?
The property is located at 138 Perkins Avenue Brockton, MA.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Single‑story storage building currently used for contractor storage; Built in 1920; Located in a residential zoning district
