Vacant Triplex Ready for
For Sale
$999,777
Pending
15 Exchange St, Brockton, MA 02302
Vacant and move-in ready triplex with separate utilities, gas heat, three bedrooms per unit, and coin-op laundry.
Property Size3,603 SF
Days on Market171
Property Features for 15 Exchange St
General Information
Standard status
Pending
Size
3,603 SF
Property subtype
3 Family
Taxes and HOA fees
Annual Taxes
$9,836
Building Details
Building Size
3,603 SF
Year Built
1919
Listing Agency:
Vicente Realty, LLC
Listed By:
Adelino Vicente
(508) 944-3144
Source:
Paulgrover
Added: Mar 19
Changed: Aug 8
Last Checked: Jul 29 at 10:45AM
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 Vicente Realty, LLC
Investment Insights
Based on property information with market context.
VACANT AND READY. This well-maintained triplex is move-in ready and offers rental income potential. Each unit includes a dining room, kitchen, and living room, along with three true bedrooms. Tenants also benefit from separate utilities and efficient gas heating.
The property includes a large unfinished basement with coin-operated laundry. Exterior improvements feature durable vinyl siding and a flat roof, with double decks and an oversized yard. The home is described as being within walking distance to local amenities.
Overall, the layout is designed for comfortable, self-contained living in each unit, while the unfinished basement and yard provide additional usable space.
The property includes a large unfinished basement with coin-operated laundry. Exterior improvements feature durable vinyl siding and a flat roof, with double decks and an oversized yard. The home is described as being within walking distance to local amenities.
Overall, the layout is designed for comfortable, self-contained living in each unit, while the unfinished basement and yard provide additional usable space.
Key Highlights
- Vacant and move‑in ready triplex
- Year built 1919; vinyl siding and flat roof
- Each unit has separate utilities and efficient gas heating
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
$62,142
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
6.22%
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%
$1,242,840
$1.2M
Cap Rate 7%
$887,743
$887.7K
Cap Rate 9%
$690,467
$690.5K
Market Conditions
NOI Build-Up for 3,603 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
$93.0K $25.80/SF
− Vacancy
−$4.2K −$1.16/SF
EGI
$88.8K $24.64/SF
− OpEx
−$26.6K −$7.39/SF
NOI
$62.1K $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%
$1,242,840
Cap Rate 7%
$887,743
Cap Rate 9%
$690,467
Alternative Uses
Best Use
Multifamily LT 5
$887.7K
$776.8K – $1.04M
NOI $62,142 @ 7.0% cap · market cap 6.22%
Second Best
Apartment 5plus
$785.8K
$687.6K – $916.8K
NOI $55,006 @ 7.0% cap · market cap 5.50%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,954 @ 7.0% cap · market cap 12.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,535
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
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 - Vacant and move-in ready triplex with separate utilities, gas heat, three bedrooms per unit, and coin-op laundry.
Where is this triplex located?
The property is located at 15 Exchange St Brockton, MA.
What is the asking price?
The asking price for this property is $999,777.
What are key features of this property?
This property features: Vacant and move‑in ready triplex; Year built 1919; vinyl siding and flat roof; Each unit has separate utilities and efficient gas heating
