Apartment Building with Full Sprinkler
For Sale
$839,900
26 South St, Brockton, MA 02301
MULTI_FAMILY - Brockton, MA
Property Size3,053 SF
Lot Size0.13 Acres
Price / SF$275.11
Days on Market144
Property Features for 26 South St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
8
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 8, Bedroom 6, Bedroom 7, Bedroom 2, Bathroom 3, Bedroom 5, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 4
Parking
4
Fireplace
1
Directions
off Main st
Standard status
Active
APN
M:083 R:006 S:,960709
Size
3,053 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7903
Building Details
Year built
1899
Floors in Building
2
Number of units
8
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 677-3233
Added: Mar 25
Changed: Aug 3
Last Checked: Aug 15 at 2:06AM
MLS# 73491611
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 apartment building is set up as an operating sober living house with an 8-bedroom layout and the potential to accommodate up to 16 occupants. The property has an updated heating system and includes multiple living areas designed for shared living. Additional on-site utility is provided by a garage. The home features a full sprinkler system, and the property is inspected by the city yearly. A fireplace is also present.
The property sits on a 0.1348-acre lot and is zoned R2. It was built in 1899, providing historic character with documented building systems such as the updated heating and fire protection. Buyers should perform due diligence regarding intended use and occupancy.
The existing bedroom-focused configuration supports group housing considerations, and the current setup is already in place for use as a sober living residence.
The property sits on a 0.1348-acre lot and is zoned R2. It was built in 1899, providing historic character with documented building systems such as the updated heating and fire protection. Buyers should perform due diligence regarding intended use and occupancy.
The existing bedroom-focused configuration supports group housing considerations, and the current setup is already in place for use as a sober living residence.
Key Highlights
- 0.1348‑acre lot zoned R2
- 8‑bedroom layout with potential for up to 16 occupants
- Full sprinkler system plus updated heating system
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
$46,609
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
5.55%
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%
$932,180
$932.2K
Cap Rate 7%
$665,843
$665.8K
Cap Rate 9%
$517,878
$517.9K
Market Conditions
NOI Build-Up for 3,053 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
$89.4K $29.28/SF
− Vacancy
−$4.6K −$1.52/SF
EGI
$84.7K $27.76/SF
− OpEx
−$38.1K −$12.49/SF
NOI
$46.6K $15.27/SF
Area
Brockton, MA
Vacancy
5.20%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
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%
$932,180
Cap Rate 7%
$665,843
Cap Rate 9%
$517,878
Alternative Uses
Best Use
Apartment 5plus
$665.8K
$582.6K – $776.8K
NOI $46,609 @ 7.0% cap · market cap 5.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.45M
$1.27M – $1.69M
NOI $101,643 @ 7.0% cap · market cap 12.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
673
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - R2-zoned apartment building with full sprinkler system, updated heating, and a garage in Brockton, MA.
Where is this apartment building located?
The property is located at 26 South St Brockton, MA.
What is the asking price?
The asking price for this property is $839,900.
What are key features of this property?
This property features: 0.1348‑acre lot zoned R2; 8‑bedroom layout with potential for up to 16 occupants; Full sprinkler system plus updated heating system
