Renovated Three-Family
For Sale
$825,000
Pending
15 First St, Brockton, MA 02301
Completely renovated three-family home with spacious bedrooms and a convenient driveway for ample parking.
Property Size2,870 SF
Days on Market55
Property Features for 15 First St
General Information
Standard status
Pending
Size
2,870 SF
Property subtype
Investment
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$9
Building Details
Building Size
2,870 SF
Year Built
1925
Stories
6
Units
3
Tenancy
Multi
Listing Agency:
(774) 259-6728
Listed By:
Samuel Verneus
(774) 259-6728
Source:
Elliman
Added: Jun 19
Changed: Aug 8
Last Checked: Aug 12 at 7:18AM
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 Samuel Verneus
Investment Insights
Based on property information with market context.
This completely renovated three-family residence offers a move-in-ready setup with spacious bedrooms across all units. The property includes a convenient driveway designed to accommodate ample parking, supporting both resident and visitor needs.
Located at 15 First St in Brockton, MA, the home is served by walkable daily amenities, with a Walk Score of 68 and a Bike Score of 52. Transit is rated at 38, providing a workable mix for tenants who balance walking and transit access.
For buyers seeking a renovated residential income property, this layout and condition reduce near-term update concerns while maintaining practical day-to-day usability through the on-site parking arrangement. The three-family configuration also supports flexible occupancy options for owner-occupants or investors looking for a multi-unit ownership structure.
Located at 15 First St in Brockton, MA, the home is served by walkable daily amenities, with a Walk Score of 68 and a Bike Score of 52. Transit is rated at 38, providing a workable mix for tenants who balance walking and transit access.
For buyers seeking a renovated residential income property, this layout and condition reduce near-term update concerns while maintaining practical day-to-day usability through the on-site parking arrangement. The three-family configuration also supports flexible occupancy options for owner-occupants or investors looking for a multi-unit ownership structure.
Key Highlights
- Year built 1925
- Completely renovated three‑family home with spacious bedrooms
- Move‑in ready
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
6.00%
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 6.00%
Second Best
Apartment 5plus
$625.9K
$547.7K – $730.3K
NOI $43,815 @ 7.0% cap · market cap 5.31%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,550 @ 7.0% cap · market cap 11.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
776
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 - Completely renovated three-family home with spacious bedrooms and a convenient driveway for ample parking.
Where is this triplex located?
The property is located at 15 First St Brockton, MA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Year built 1925; Completely renovated three‑family home with spacious bedrooms; Move‑in ready
