Updated Two-Family
For Sale
$699,870
227 Dover St, Brockton, MA 02301
Residential Income, Brockton, MA
Property Size2,006 SF
Lot Size0.14 Acres
Price / SF$348.89
Days on Market49
Property Features for 227 Dover St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R1C
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 6, Bedroom 5, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3, Bedroom 2
Parking
5
Directions
Manomet St to Dover St
Standard status
Active
APN
M:061 R:002 S:,957919
Size
2,006 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6931
Amenities
private patio
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Realty
Listed By:
Scott Morris
(508) 238-5000
Added: Aug 6
Changed: Sep 22
Last Checked: Sep 23 at 2:06AM
MLS# 73560484
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 two-family duplex contains 2,006 square feet with six bedrooms and two full bathrooms. Recent work includes electrical updates, kitchen improvements, refreshed bathrooms, and two new central air systems. Delead Certificates are in hand. The property also offers a private patio, yard, an oversized one-car garage, and off-street parking on a 0.1377-acre lot. Built in 1915, the residence is configured for continued residential use and ownership or rental occupancy.
Located at 227 Dover St in Brockton, the property is near schools, playgrounds, dining, shopping, and the commuter rail station. The R1C zoning designation and two-family layout provide a clear residential income profile within the Westside neighborhood.
Located at 227 Dover St in Brockton, the property is near schools, playgrounds, dining, shopping, and the commuter rail station. The R1C zoning designation and two-family layout provide a clear residential income profile within the Westside neighborhood.
Key Highlights
- Two‑family duplex with 2,006 square feet, 6 bedrooms, and 2 full bathrooms
- Updated electrical, kitchens, bathrooms, and 2 brand‑new Central Air systems
- Delead Certificates in hand
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
4.94%
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 4.94%
Second Best
Apartment 5plus
$437.5K
$382.8K – $510.4K
NOI $30,625 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$954.1K
$834.8K – $1.11M
NOI $66,785 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - R1C-zoned residence with refreshed kitchens and baths, upgraded electrical, dual central air systems, and outdoor space.
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 $699,870.
What are key features of this property?
This property features: Two‑family duplex with 2,006 square feet, 6 bedrooms, and 2 full bathrooms; Updated electrical, kitchens, bathrooms, and 2 brand‑new Central Air systems; Delead Certificates in hand
