Updated Duplex with Central
New
For Sale
$749,870
227 Dover St, Brockton, MA 02301
Two-unit residence with refreshed kitchens, bathrooms, electrical systems, and separate central air systems.
Property Size2,006 SF
Price / SF$373.81
Days on Market4
Property Features for 227 Dover St
General Information
Standard status
Active
Size
2,006 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
R1C
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,931
Amenities
central air
yard
patio
Building Details
Building Size
2,006 SF
Year Built
1915
Buildings
1
Stories
2
Listing Agency:
Keller Williams Realty
(508) 238-5000
Listed By:
Charles Lima · License #126683
Source:
Laerrealty
Added: Aug 8
Changed: Aug 10
Last Checked: Aug 10 at 2:30AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This duplex at 227 Dover St in Brockton provides 2,006 sq. ft. across two residential units, with five total bedrooms and two full bathrooms. The 1915 property has received updates to its electrical systems, kitchens, and bathrooms, along with installation of two brand-new Central Air systems. Delead Certificates are in hand for both rental and owner-occupant use.
Exterior features include a private patio area, yard space, an oversized one-car garage, and additional off-street parking. The property is located in Brockton’s Westside area, near schools, playgrounds, dining, shopping, and a commuter rail station. R1C zoning further identifies the residential land-use designation.
Exterior features include a private patio area, yard space, an oversized one-car garage, and additional off-street parking. The property is located in Brockton’s Westside area, near schools, playgrounds, dining, shopping, and a commuter rail station. R1C zoning further identifies the residential land-use designation.
Key Highlights
- 2,006 sq. ft. duplex with 5 total bedrooms and 2 full baths
- Two brand‑new Central Air systems
- Updated electrical systems, kitchens, and bathrooms
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
$34,598
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%
$691,960
$692.0K
Cap Rate 7%
$494,257
$494.3K
Cap Rate 9%
$384,422
$384.4K
Market Conditions
NOI Build-Up for 2,006 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
$51.8K $25.80/SF
− Vacancy
−$2.3K −$1.16/SF
EGI
$49.4K $24.64/SF
− OpEx
−$14.8K −$7.39/SF
NOI
$34.6K $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%
$691,960
Cap Rate 7%
$494,257
Cap Rate 9%
$384,422
Alternative Uses
Best Use
Multifamily LT 5
$494.3K
$432.5K – $576.6K
NOI $34,598 @ 7.0% cap · market cap 4.61%
Second Best
Apartment 5plus
$437.5K
$382.8K – $510.4K
NOI $30,625 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$954.1K
$834.8K – $1.11M
NOI $66,785 @ 7.0% cap · market cap 8.91%
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
1,039
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 - Two-unit residence with refreshed kitchens, bathrooms, electrical systems, and separate central air systems.
Where is this duplex located?
The property is located at 227 Dover St Brockton, MA.
What is the asking price?
The asking price for this property is $749,870.
What are key features of this property?
This property features: 2,006 sq. ft. duplex with 5 total bedrooms and 2 full baths; Two brand‑new Central Air systems; Updated electrical systems, kitchens, and bathrooms
