Residential Income
For Sale
$865,000
Pending
242 Green St, Brockton, MA 02301
Three-family residential property offered for sale, with noted FHA financing limitations.
Property Size3,849 SF
Days on Market119
Property Features for 242 Green St
General Information
Standard status
Pending
Size
3,849 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Zoning
R3
Additional Details
Multifamily Units
3
Amenities
Wood, Tile, Other
Yes
Shingle
1.0
Outdoor Gas Grill Hookup
Public Transportation, Shopping, Park, Medical Facility, Laundromat, Highway Access, Private School, Public School, T-Station, Other, Sidewalks
for Gas Range, Outdoor Gas Grill Hookup
5
Building Details
Building Size
3,849 SF
Year Built
1901
Stories
3
Listing Agency:
Andrade Associates Real Estate, Inc.
Listed By:
Jose Francisco Lopes · License #9083443
(508) 837-4935
Source:
Reishomesearch
Added: May 9
Changed: Aug 27
Last Checked: Aug 24 at 2:19AM
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 Andrade Associates Real Estate, Inc.
Investment Insights
Based on property information with market context.
This three-family residential income triplex is being offered for sale. The listing notes that the property may not pass FHA loan requirements.
The property is located at 242 Green St in Brockton, Massachusetts.
As a multifamily asset, it is configured as a three-unit building and is positioned for buyers seeking a residential income property rather than FHA-backed financing.
The property is located at 242 Green St in Brockton, Massachusetts.
As a multifamily asset, it is configured as a three-unit building and is positioned for buyers seeking a residential income property rather than FHA-backed financing.
Key Highlights
- Three‑family residential property built in 1901
- 1‑car garage and 5 total parking spaces
- Wood, tile, and other flooring
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
$66,385
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
7.67%
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%
$1,327,700
$1.3M
Cap Rate 7%
$948,357
$948.4K
Cap Rate 9%
$737,611
$737.6K
Market Conditions
NOI Build-Up for 3,849 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
$99.3K $25.80/SF
− Vacancy
−$4.5K −$1.16/SF
EGI
$94.8K $24.64/SF
− OpEx
−$28.5K −$7.39/SF
NOI
$66.4K $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%
$1,327,700
Cap Rate 7%
$948,357
Cap Rate 9%
$737,611
Alternative Uses
Best Use
Multifamily LT 5
$948.4K
$829.8K – $1.11M
NOI $66,385 @ 7.0% cap · market cap 7.67%
Second Best
Apartment 5plus
$839.4K
$734.5K – $979.4K
NOI $58,761 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$1.83M
$1.60M – $2.14M
NOI $128,144 @ 7.0% cap · market cap 14.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,669
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?
Triplex - Three-family residential property offered for sale, with noted FHA financing limitations.
Where is this triplex located?
The property is located at 242 Green St Brockton, MA.
What is the asking price?
The asking price for this property is $865,000.
What are key features of this property?
This property features: Three‑family residential property built in 1901; 1‑car garage and 5 total parking spaces; Wood, tile, and other flooring
