Renovated Triplex with
New
For Sale
$999,900
33 Park St, Brockton, MA 02301
Residential Income, Brockton, MA
Property Size4,371 SF
Lot Size0.15 Acres
Price / SF$228.76
Days on Market3
Property Features for 33 Park St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3
Bedrooms
12
Bathrooms
5
Full bathrooms
3
Half bathrooms
3
Rooms
Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 6, Bedroom 5, Bathroom 5, Bedroom 1, Bathroom 4, Bedroom 9, Bathroom 3, Bedroom 4, Bedroom 11, Bedroom 7, Bedroom 3, Bedroom 12, Bedroom 10, Bedroom 8, Bathroom 6
Parking
5
Directions
Turn off Main St
Standard status
Active
APN
M:089 R:027 S:,961337
Size
4,371 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11174
Amenities
off-street parking
garage
coin-operated laundry
Building Details
Year built
1925
Floors in Building
3
Number of units
3
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 675-0995
Added: Sep 21
Changed: Sep 22
Last Checked: Sep 23 at 2:06AM
MLS# 73580183
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 4,371-square-foot triplex contains three residential units, each arranged with four bedrooms and one-and-a-half bathrooms. Renovation work was completed in 2018, with hardwood and updated vinyl flooring throughout the property. Each unit has its own Navien heating system, while the basement includes coin-operated laundry. The property also provides a garage and off-street parking on a 0.1501-acre lot.
Built in 1925 and designated R3, the building is configured as a three-family residential income property. The unit layout, dedicated heating systems, parking, garage, and laundry facilities create a practical setup for continued multifamily ownership or occupancy by an owner seeking multiple residential units.
Built in 1925 and designated R3, the building is configured as a three-family residential income property. The unit layout, dedicated heating systems, parking, garage, and laundry facilities create a practical setup for continued multifamily ownership or occupancy by an owner seeking multiple residential units.
Key Highlights
- Three‑family 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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Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 residential units offer four-bedroom layouts, separate heating systems, off-street parking, and basement laundry.
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‑family property with 4,371 square feet; Each unit has 4 bedrooms and 1.5 bathrooms; Renovated in 2018 with hardwood and updated vinyl flooring
