Triplex with Finished Lower
For Sale
$1,099,000
35 Florence St, Brockton, MA 02301
Three residential units include eat-in kitchens and bright interior spaces.
Property Size3,078 SF
Price / SF$357.05
Days on Market11
Property Features for 35 Florence St
General Information
Standard status
Active
Size
3,078 SF
Property subtype
3 Family
Additional Details
Public Transit
Yes
Multifamily Units
3
Amenities
finished lower level
Building Details
Building Size
3,078 SF
Year Built
1882
Listing Agency:
IVerty Realty, LLC
(413) 786-0584
Listed By:
Mela Dieujuste · License #452508574
(413) 786-0584
Source:
Iverty
Added: Aug 21
Changed: Aug 31
Last Checked: Aug 31 at 2:01PM
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 IVerty Realty, LLC
Investment Insights
Based on property information with market context.
Built in 1882, this triplex contains three residential units with 11 total bedrooms. Each unit includes an eat-in kitchen, spacious interior layouts, and strong natural light. A finished lower level adds flexible space for storage, recreation, or extended living beyond the primary unit areas.
The property is located at 35 Florence St in Brockton, close to shopping, transit, and major routes. Its three-unit configuration, substantial bedroom count, and additional finished space support a range of investor or owner-occupant living arrangements.
The property is located at 35 Florence St in Brockton, close to shopping, transit, and major routes. Its three-unit configuration, substantial bedroom count, and additional finished space support a range of investor or owner-occupant living arrangements.
Key Highlights
- Three‑unit triplex configuration
- 11 total bedrooms
- Finished lower level for storage, recreation, or extended living
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
$53,087
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
4.83%
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%
$1,061,740
$1.1M
Cap Rate 7%
$758,386
$758.4K
Cap Rate 9%
$589,856
$589.9K
Market Conditions
NOI Build-Up for 3,078 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
$79.4K $25.80/SF
− Vacancy
−$3.6K −$1.16/SF
EGI
$75.8K $24.64/SF
− OpEx
−$22.8K −$7.39/SF
NOI
$53.1K $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%
$1,061,740
Cap Rate 7%
$758,386
Cap Rate 9%
$589,856
Alternative Uses
Best Use
Multifamily LT 5
$758.4K
$663.6K – $884.8K
NOI $53,087 @ 7.0% cap · market cap 4.83%
Second Best
Apartment 5plus
$671.3K
$587.4K – $783.2K
NOI $46,991 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$1.46M
$1.28M – $1.71M
NOI $102,475 @ 7.0% cap · market cap 9.32%
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
896
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?
Triplex - Three residential units include eat-in kitchens and bright interior spaces.
Where is this triplex located?
The property is located at 35 Florence St Brockton, MA.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: Three‑unit triplex configuration; 11 total bedrooms; Finished lower level for storage, recreation, or extended living
