Renovated Triplex with
New
For Sale
$999,900
33 Park St, Brockton, MA 02301
Three residential units provide four-bedroom layouts, individual heating systems, and coin-operated laundry in the basement.
Property Size4,371 SF
Price / SF$228.76
Days on Market3
Property Features for 33 Park St
General Information
Standard status
Active
Size
4,371 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
R3
Units
Unit Mix
3 x 4BR/1.5BA
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$11,174
Amenities
off-street parking
garage
coin-operated laundry
Building Details
Building Size
4,371 SF
Year Built
1925
Year Renovated
2018
Stories
3
Listing Agency:
Keller Williams South Watuppa
Listed By:
The J. Pavao Team
(508) 677-3233
Source:
Laerrealty
Added: Sep 22
Changed: Sep 24
Last Checked: Sep 24 at 7:54AM
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 Keller Williams South Watuppa
Investment Insights
Based on property information with market context.
This triplex contains 4,371 square feet and was renovated in 2018. Each of the three units includes four bedrooms, one-and-a-half bathrooms, hardwood flooring, and updated vinyl flooring. Separate Navien heating systems serve the units individually. The property also includes a garage, off-street parking, and coin-operated laundry in the basement.
Built in 1925, the property is located at 33 Park Street in Brockton, Massachusetts. The unit configuration and dedicated mechanical systems provide a defined three-unit residential setup, while the garage, parking, and laundry add practical on-site amenities.
Built in 1925, the property is located at 33 Park Street in Brockton, Massachusetts. The unit configuration and dedicated mechanical systems provide a defined three-unit residential setup, while the garage, parking, and laundry add practical on-site amenities.
Key Highlights
- Three‑unit property with 4,371 square feet
- Each unit has 4 bedrooms and 1.5 bathrooms
- Renovated in 2018 with hardwood and updated vinyl 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
$75,388
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
7.54%
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%
$1,507,760
$1.5M
Cap Rate 7%
$1,076,971
$1.1M
Cap Rate 9%
$837,644
$837.6K
Market Conditions
NOI Build-Up for 4,371 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
$112.8K $25.80/SF
− Vacancy
−$5.1K −$1.16/SF
EGI
$107.7K $24.64/SF
− OpEx
−$32.3K −$7.39/SF
NOI
$75.4K $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%
$1,507,760
Cap Rate 7%
$1,076,971
Cap Rate 9%
$837,644
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$942.4K – $1.26M
NOI $75,388 @ 7.0% cap · market cap 7.54%
Second Best
Apartment 5plus
$953.3K
$834.1K – $1.11M
NOI $66,730 @ 7.0% cap · market cap 6.67%
Theoretical Best
Office A
$2.08M
$1.82M – $2.43M
NOI $145,523 @ 7.0% cap · market cap 14.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,751
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
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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?
Triplex - Three residential units provide four-bedroom layouts, individual heating systems, and coin-operated laundry in the basement.
Where is this triplex located?
The property is located at 33 Park St Brockton, MA.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: Three‑unit property with 4,371 square feet; Each unit has 4 bedrooms and 1.5 bathrooms; Renovated in 2018 with hardwood and updated vinyl flooring
