Two-Unit Duplex with Updated
For Sale
$749,049
22 Pondview Cir, Brockton, MA 02301
Well-maintained duplex with two residential units, outdoor space, and a four-year-old roof.
Property Size1,630 SF
Price / SF$459.54
Days on Market84
Property Features for 22 Pondview Cir
General Information
Standard status
Active
Size
1,630 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Zoning
R1B
Net Operating Income
$52,800
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,648
Building Details
Building Size
1,630 SF
Year Built
1956
Stories
2
Listing Agency:
United Brokers
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 12
Changed: Sep 2
Last Checked: Sep 2 at 2:47PM
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 United Brokers
Investment Insights
Based on property information with market context.
This two-unit duplex at 22 Pondview Cir contains 1,630 SF and was built in 1956. The property includes a clean exterior, manicured yard, and outdoor space serving the residents. Both units are described as well maintained and move-in ready, while the roof is four years old. The property is zoned R1B.
The duplex is located in Brockton’s West Side neighborhood on Pondview Circle, with access to major commuter routes, shopping, and dining. The surrounding setting is described as a peaceful suburban area, and golf course context is also noted in the property information.
The duplex is located in Brockton’s West Side neighborhood on Pondview Circle, with access to major commuter routes, shopping, and dining. The surrounding setting is described as a peaceful suburban area, and golf course context is also noted in the property information.
Key Highlights
- Two‑unit duplex containing 1,630 SF
- Roof is four years old
- R1B zoning
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
$28,113
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
3.75%
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%
$562,260
$562.3K
Cap Rate 7%
$401,614
$401.6K
Cap Rate 9%
$312,367
$312.4K
Market Conditions
NOI Build-Up for 1,630 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
$42.1K $25.80/SF
− Vacancy
−$1.9K −$1.16/SF
EGI
$40.2K $24.64/SF
− OpEx
−$12.0K −$7.39/SF
NOI
$28.1K $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%
$562,260
Cap Rate 7%
$401,614
Cap Rate 9%
$312,367
Alternative Uses
Best Use
Multifamily LT 5
$401.6K
$351.4K – $468.6K
NOI $28,113 @ 7.0% cap · market cap 3.75%
Second Best
Apartment 5plus
$355.5K
$311.1K – $414.8K
NOI $24,885 @ 7.0% cap · market cap 3.32%
Theoretical Best
Office A
$775.2K
$678.3K – $904.5K
NOI $54,267 @ 7.0% cap · market cap 7.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
433
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?
Duplex - Well-maintained duplex with two residential units, outdoor space, and a four-year-old roof.
Where is this duplex located?
The property is located at 22 Pondview Cir Brockton, MA.
What is the asking price?
The asking price for this property is $749,049.
What are key features of this property?
This property features: Two‑unit duplex containing 1,630 SF; Roof is four years old; R1B zoning
