R3 Zoned Residential Income
For Sale
$439,900
Pending
185 Spring St, Brockton, MA 02301
MULTI_FAMILY - Brockton, MA
Property Size2,428 SF
Lot Size0.19 Acres
Days on Market58
Property Features for 185 Spring St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 5, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 4
Parking
2
Directions
Rt27 to Nye to Spring St. Wazeapp, Googlemaps
Standard status
Pending
APN
M:049 R:110 S:,956806
Size
2,428 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5689
Building Details
Year built
1890
Floors in Building
2
Listing Agency:
RE/MAX Synergy · RE/MAX International
(508) 857-5392
Listed By:
Luis B Martins
(508) 857-5392
Added: Jun 16
Changed: Aug 3
Last Checked: Aug 12 at 5:06PM
MLS# 73537046
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This single-family home was previously used as a two-family, with one kitchen removed years ago to create additional bedroom space. The layout includes a second staircase, and the property is described by the seller as offering possibilities for a buyer willing to complete due diligence.
The home is located in Brockton’s West Side, just minutes from shopping, restaurants, schools, commuter rail, and major routes.
Work is needed throughout, including electrical updates as well as paint, flooring, and fixtures, along with other cosmetic improvements. Overall, the property is best suited for a buyer looking to renovate and evaluate whether the residence can be restored or reconfigured in line with its R3 zoning.
The home is located in Brockton’s West Side, just minutes from shopping, restaurants, schools, commuter rail, and major routes.
Work is needed throughout, including electrical updates as well as paint, flooring, and fixtures, along with other cosmetic improvements. Overall, the property is best suited for a buyer looking to renovate and evaluate whether the residence can be restored or reconfigured in line with its R3 zoning.
Key Highlights
- Built in 1890 single‑family home with 5 bedrooms and 2 bathrooms
- R3 zoning district; seller says the property was previously used as a 2‑family with one kitchen removed to add bedroom space
- Second staircase and layout features may support restoring it as a 2‑family (buyer to confirm with the city)
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
$37,067
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
8.43%
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%
$741,340
$741.3K
Cap Rate 7%
$529,529
$529.5K
Cap Rate 9%
$411,856
$411.9K
Market Conditions
NOI Build-Up for 2,428 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
$71.1K $29.28/SF
− Vacancy
−$3.7K −$1.52/SF
EGI
$67.4K $27.76/SF
− OpEx
−$30.3K −$12.49/SF
NOI
$37.1K $15.27/SF
Area
Brockton, MA
Vacancy
5.20%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
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%
$741,340
Cap Rate 7%
$529,529
Cap Rate 9%
$411,856
Alternative Uses
Best Use
Apartment 5plus
$529.5K
$463.3K – $617.8K
NOI $37,067 @ 7.0% cap · market cap 8.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.01M – $1.35M
NOI $80,835 @ 7.0% cap · market cap 18.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,558
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Single family property - Single-family home in an R3 zoning district with a second staircase and prior two-family configuration components.
Where is this single family property located?
The property is located at 185 Spring St Brockton, MA.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: Built in 1890 single‑family home with 5 bedrooms and 2 bathrooms; R3 zoning district; seller says the property was previously used as a 2‑family with one kitchen removed to add bedroom space; Second staircase and layout features may support restoring it as a 2‑family (buyer to confirm with the city)
