Building Details

Building Size 3,990 SF

Year Built 1925

Stories 3

Listing Agency: The Edwards Group, LLC

Listed By: Cynthia Vaughn Edwards · License #9062970 Show Phone

Source: Cjbarrett

Added: Apr 27 Changed: Aug 29 Last Checked: May 28 at 5:47AM

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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 The Edwards Group, LLC

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Investment Insights

Based on property information with market context.

This two-family property contains 3,990 SF and was built in 1925. The first unit provides three bedrooms, a full kitchen, living room, and single-level layout. The second residence extends across two floors with five bedrooms, a kitchen, and living room. Separate entrances serve each unit, supporting independent occupancy.

Property improvements include gas heating, central air conditioning, circuit-breaker electrical service, hardwood and stone or ceramic tile finishes, range and dishwasher appliances, and slate roofing. Exterior amenities include a two-car garage, off-street parking, balcony or deck space, rain gutters, and a large yard. The property is zoned R1C and is located near public transportation in Brockton.

Key Highlights

• Two‑family property with 3,990 SF, built in 1925
• First unit includes 3 bedrooms and a single‑level layout
• Second unit spans 2 levels and includes 5 bedrooms

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$68,817

Cap Rate

7.73%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,376,340 $1.4M

Cap Rate 7%

$983,100 $983.1K

Cap Rate 9%

$764,633 $764.6K

Is this asking price fair?

Market Conditions

NOI Build-Up for 3,990 SF

Gross rent

$102.9K $25.80/SF

− Vacancy

−$4.6K −$1.16/SF

EGI

$98.3K $24.64/SF

− OpEx

−$29.5K −$7.39/SF

NOI

$68.8K $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 Rate 5%

$1,376,340

Cap Rate 7%

$983,100

Cap Rate 9%

$764,633

Alternative Uses

Best Use

Multifamily LT 5

$983.1K

$860.2K – $1.15M (±1% cap)

NOI $68,817 @ 7.0% cap · market cap 7.73%

Second Best

Apartment 5plus

$870.2K

$761.4K – $1.02M (±1% cap)

NOI $60,914 @ 7.0% cap · market cap 6.84%

Theoretical Best

Office A

$1.90M

$1.66M – $2.21M (±1% cap)

NOI $132,838 @ 7.0% cap · market cap 14.93%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Gym & Fitness Center Skin Care Clinic Carpet & Flooring Store HVAC Service Catering Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

849

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

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

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Frequently Asked Questions

What type of property is this?

Duplex - Two residential units offer separate entrances, flexible layouts, central air, and off-street parking in Brockton.

Where is this duplex located?

The property is located at 356-358 N Warren Ave Brockton, MA.

What is the asking price?

The asking price for this property is $890,000.

What are key features of this property?

This property features: Two‑family property with 3,990 SF, built in 1925; First unit includes 3 bedrooms and a single‑level layout; Second unit spans 2 levels and includes 5 bedrooms