Duplex with Deck and
New
For Sale
$850,000
30 Riverview St, Brockton, MA 02302
Two separate residences include flexible layouts, outdoor space, basement laundry hookups, and off-street parking.
Property Size2,688 SF
Days on Market5
Property Features for 30 Riverview St
General Information
Standard status
Active
Size
2,688 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$7,322
Building Details
Building Size
2,688 SF
Year Built
1890
Stories
3
Units
2
Listing Agency:
(508) 813-3697
Listed By:
Samson Kimani · License #9522786
(508) 813-3697
Source:
Elliman
Added: Aug 21
Changed: Aug 25
Last Checked: Aug 25 at 10:26AM
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 Samson Kimani
Investment Insights
Based on property information with market context.
This duplex includes two distinct living units with layouts suited to owner occupancy or rental use. The first-floor residence has 3 bedrooms, a living room, dining area, kitchen, forced-air heat, and access to a deck through a sliding glass door. The second-floor unit follows a townhouse-style arrangement with 4 bedrooms and 1.5 bathrooms. The property also includes newer windows, an updated first-floor heating system, basement washer and dryer hookups, an expansive backyard, and off-street parking. An assumable solar panel system is included.
Located at 30 Riverview St in Brockton, the property is minutes from shopping, restaurants, schools, parks, public transportation, and major commuter routes. Walk Score is 0, Transit Score is 35, and Bike Score is 37.
Located at 30 Riverview St in Brockton, the property is minutes from shopping, restaurants, schools, parks, public transportation, and major commuter routes. Walk Score is 0, Transit Score is 35, and Bike Score is 37.
Key Highlights
- Two‑unit duplex with 3‑bedroom and 4‑bedroom residences
- Second‑floor unit includes 4 bedrooms and 1.5 bathrooms
- First‑floor residence has forced‑air heat and deck access
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
$46,361
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
5.45%
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%
$927,220
$927.2K
Cap Rate 7%
$662,300
$662.3K
Cap Rate 9%
$515,122
$515.1K
Market Conditions
NOI Build-Up for 2,688 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
$69.4K $25.80/SF
− Vacancy
−$3.1K −$1.16/SF
EGI
$66.2K $24.64/SF
− OpEx
−$19.9K −$7.39/SF
NOI
$46.4K $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%
$927,220
Cap Rate 7%
$662,300
Cap Rate 9%
$515,122
Alternative Uses
Best Use
Multifamily LT 5
$662.3K
$579.5K – $772.7K
NOI $46,361 @ 7.0% cap · market cap 5.45%
Second Best
Apartment 5plus
$586.2K
$513.0K – $684.0K
NOI $41,037 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,491 @ 7.0% cap · market cap 10.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
624
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 separate residences include flexible layouts, outdoor space, basement laundry hookups, and off-street parking.
Where is this duplex located?
The property is located at 30 Riverview St Brockton, MA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Two‑unit duplex with 3‑bedroom and 4‑bedroom residences; Second‑floor unit includes 4 bedrooms and 1.5 bathrooms; First‑floor residence has forced‑air heat and deck access
