Renovated Triplex with Modern
For Sale
$879,000
177 Winthrop St, Brockton, MA 02301
R3-zoned three-unit property with updated plumbing, electrical, HVAC, and electric heat pumps.
Property Size2,351 SF
Price / SF$373.88
Days on Market138
Property Features for 177 Winthrop St
General Information
Standard status
Active
Size
2,351 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
R3
Net Operating Income
$81,600
Additional Details
Public Transit
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$8,896
Building Details
Building Size
2,351 SF
Year Built
1860
Year Renovated
2023
Stories
3
Listing Agency:
Coldwell Banker Realty - Marblehead
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Apr 16
Changed: Aug 30
Last Checked: Aug 30 at 2:02PM
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 Coldwell Banker Realty - Marblehead
Investment Insights
Based on property information with market context.
This three-unit residential income property contains 2351 SF and was originally built in 1860. A full renovation completed in 2022/2023 brought new plumbing, electrical service, and HVAC equipment, including mini splits. Each residence has contemporary finishes, updated mechanical systems, and practical interior layouts.
The property is located at 177 Winthrop St in Brockton, with access to local amenities, public transportation, and major routes. R3 zoning supports the property's three-family configuration. Electric heat pumps provide both heating and air conditioning for the units, creating a consistent system package across the building.
The property is located at 177 Winthrop St in Brockton, with access to local amenities, public transportation, and major routes. R3 zoning supports the property's three-family configuration. Electric heat pumps provide both heating and air conditioning for the units, creating a consistent system package across the building.
Key Highlights
- Three‑family property at 177 Winthrop St, Brockton, MA 02301
- 2351 SF residential income property
- Full gut renovation completed in 2022/2023
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
$40,548
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
4.61%
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%
$810,960
$811.0K
Cap Rate 7%
$579,257
$579.3K
Cap Rate 9%
$450,533
$450.5K
Market Conditions
NOI Build-Up for 2,351 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
$60.7K $25.80/SF
− Vacancy
−$2.7K −$1.16/SF
EGI
$57.9K $24.64/SF
− OpEx
−$17.4K −$7.39/SF
NOI
$40.5K $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%
$810,960
Cap Rate 7%
$579,257
Cap Rate 9%
$450,533
Alternative Uses
Best Use
Multifamily LT 5
$579.3K
$506.9K – $675.8K
NOI $40,548 @ 7.0% cap · market cap 4.61%
Second Best
Apartment 5plus
$512.7K
$448.7K – $598.2K
NOI $35,892 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$1.12M
$978.4K – $1.30M
NOI $78,271 @ 7.0% cap · market cap 8.90%
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
1,498
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 - R3-zoned three-unit property with updated plumbing, electrical, HVAC, and electric heat pumps.
Where is this triplex located?
The property is located at 177 Winthrop St Brockton, MA.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Three‑family property at 177 Winthrop St, Brockton, MA 02301; 2351 SF residential income property; Full gut renovation completed in 2022/2023
