Licensed Apartment
For Sale
$1,225,000
19 Clinton Ave, Brockton, MA 02301
Fully occupied property combines four apartments with a ten-room rooming-house component.
Property Size5,376 SF
Price / SF$227.86
Days on Market87
Property Features for 19 Clinton Ave
General Information
Standard status
Active
Size
5,376 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Zoning
C2
Occupancy
100%
Net Operating Income
$124,915
Financials
Asking Price
$1,225,000
Cap Rate
10.2%
Gross Income
$192,600
Units
Unit Mix
2 x 2BR, 2 x 1BR, 10 x room
Multifamily Units
14
Taxes and HOA fees
Annual Taxes
$10,562
Building Details
Building Size
5,376 SF
Year Built
1899
Stories
4
Tenancy
Multi
Listing Agency:
LeRoux Realty Group
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 9
Changed: Sep 2
Last Checked: Sep 2 at 1:57PM
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 LeRoux Realty Group
Investment Insights
Based on property information with market context.
Located at 19 Clinton Avenue in Brockton, Massachusetts, this 5,376-square-foot apartment building was constructed in 1899 and contains 14 units. The configuration includes four self-contained apartments—two with two bedrooms and two with one bedroom—alongside a ten-room rooming-house component.
The property is fully licensed and fully occupied, with a 10.2% cap rate. C2 zoning provides the recorded land-use designation for the asset.
The property is fully licensed and fully occupied, with a 10.2% cap rate. C2 zoning provides the recorded land-use designation for the asset.
Key Highlights
- 14‑unit apartment property with four apartments and a ten‑room rooming‑house component
- 5,376‑square‑foot building constructed in 1899
- Apartment mix includes two 2‑bedroom units and two 1‑bedroom units
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
$82,073
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
6.70%
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%
$1,641,460
$1.6M
Cap Rate 7%
$1,172,471
$1.2M
Cap Rate 9%
$911,922
$911.9K
Market Conditions
NOI Build-Up for 5,376 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
$157.4K $29.28/SF
− Vacancy
−$8.2K −$1.52/SF
EGI
$149.2K $27.76/SF
− OpEx
−$67.2K −$12.49/SF
NOI
$82.1K $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%
$1,641,460
Cap Rate 7%
$1,172,471
Cap Rate 9%
$911,922
Alternative Uses
Best Use
Apartment 5plus
$1.17M
$1.03M – $1.37M
NOI $82,073 @ 7.0% cap · market cap 6.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.56M
$2.24M – $2.98M
NOI $178,982 @ 7.0% cap · market cap 14.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,768
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?
Apartment building - Fully occupied property combines four apartments with a ten-room rooming-house component.
Where is this apartment building located?
The property is located at 19 Clinton Ave Brockton, MA.
What is the asking price?
The asking price for this property is $1,225,000.
What are key features of this property?
This property features: 14‑unit apartment property with four apartments and a ten‑room rooming‑house component; 5,376‑square‑foot building constructed in 1899; Apartment mix includes two 2‑bedroom units and two 1‑bedroom units
