Renovated Side-by-Side
New
For Sale
$649,900
234 Pine St, Brockton, MA 02302
Two-unit residential property offering owner-occupant flexibility and month-to-month rental income potential.
Property Size1,716 SF
Price / SF$378.73
Days on Market3
Property Features for 234 Pine St
General Information
Standard status
Active
Size
1,716 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Building Size
1,716 SF
Year Built
1920
Year Renovated
2016
Listing Agency:
Marcia Marques Real Estate
Listed By:
Marcia Marques
(603) 553-9171
Source:
Iverty
Added: Sep 1
Changed: Sep 2
Last Checked: Sep 2 at 2:07PM
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 Marcia Marques Real Estate
Investment Insights
Based on property information with market context.
This side-by-side duplex at 234 Pine St in Brockton contains 1,716 square feet across two residential units. Originally built in 1920, the property underwent a complete interior renovation in 2016 after being gutted.
Both units are occupied by month-to-month tenants, providing an existing rental arrangement. The layout also supports an owner-occupant strategy, with the option to reside in one unit while renting the other. Showings require 24 hours’ notice and accompaniment by the owner.
Both units are occupied by month-to-month tenants, providing an existing rental arrangement. The layout also supports an owner-occupant strategy, with the option to reside in one unit while renting the other. Showings require 24 hours’ notice and accompaniment by the owner.
Key Highlights
- Side‑by‑side duplex with 1,716 square feet
- Complete renovation completed in 2016
- Originally built in 1920
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
$29,596
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
4.55%
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%
$591,920
$591.9K
Cap Rate 7%
$422,800
$422.8K
Cap Rate 9%
$328,844
$328.8K
Market Conditions
NOI Build-Up for 1,716 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
$44.3K $25.80/SF
− Vacancy
−$2.0K −$1.16/SF
EGI
$42.3K $24.64/SF
− OpEx
−$12.7K −$7.39/SF
NOI
$29.6K $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%
$591,920
Cap Rate 7%
$422,800
Cap Rate 9%
$328,844
Alternative Uses
Best Use
Multifamily LT 5
$422.8K
$370.0K – $493.3K
NOI $29,596 @ 7.0% cap · market cap 4.55%
Second Best
Apartment 5plus
$374.2K
$327.5K – $436.6K
NOI $26,197 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$816.1K
$714.1K – $952.2K
NOI $57,130 @ 7.0% cap · market cap 8.79%
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
505
Businesses Nearby
Explore this area
Business Placement
Demographics for 02302, MA
36,202
Population
12,828
Households
2.8
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
8.9 sq mi
ZIP Area
4,068
Density / Sq Mi
$87,560
Median Household Income
$45,342
Median Earnings
$1,476
Median Rent
$395,000
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 residential property offering owner-occupant flexibility and month-to-month rental income potential.
Where is this duplex located?
The property is located at 234 Pine St Brockton, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Side‑by‑side duplex with 1,716 square feet; Complete renovation completed in 2016; Originally built in 1920
