Three-Level
For Sale
$729,999
361 N Montello St, Brockton, MA 02301
Two-family property with flexible layouts suited to owner occupancy or multigenerational living.
Property Size2,598 SF
Price / SF$280.98
Days on Market45
Property Features for 361 N Montello St
General Information
Standard status
Active
Size
2,598 SF
Property subtype
Residential Income
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,704
Building Details
Stories
3
Listing Agency:
RE/MAX Vantage
(774) 581-1533
Listed By:
Michael Nunes
(774) 581-1533
Source:
Exprealty
Added: Jun 29
Changed: Aug 11
Last Checked: Aug 12 at 11:04AM
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 RE/MAX Vantage
Investment Insights
Based on property information with market context.
This two-family residential property contains 2,598 square feet, six bedrooms, and three full bathrooms across three levels. The first residence is arranged for single-level living, while the second occupies the upper two floors in a townhouse-style configuration. The layout provides separation between households along with room for varied living arrangements.
The property is in Brockton near shopping, restaurants, schools, parks, public transportation, the Montello Commuter Rail, and major highways. Its two-unit configuration and distinct floor plans support consideration by an owner-occupant, extended household, or investor seeking a multifamily asset.
The property is in Brockton near shopping, restaurants, schools, parks, public transportation, the Montello Commuter Rail, and major highways. Its two-unit configuration and distinct floor plans support consideration by an owner-occupant, extended household, or investor seeking a multifamily asset.
Key Highlights
- 2,598‑square‑foot duplex with 6 bedrooms and 3 full bathrooms
- Two residential units arranged across three levels
- First unit offers single‑level 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
$44,808
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
6.14%
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%
$896,160
$896.2K
Cap Rate 7%
$640,114
$640.1K
Cap Rate 9%
$497,867
$497.9K
Market Conditions
NOI Build-Up for 2,598 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
$67.0K $25.80/SF
− Vacancy
−$3.0K −$1.16/SF
EGI
$64.0K $24.64/SF
− OpEx
−$19.2K −$7.39/SF
NOI
$44.8K $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 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%
$896,160
Cap Rate 7%
$640,114
Cap Rate 9%
$497,867
Alternative Uses
Best Use
Multifamily LT 5
$640.1K
$560.1K – $746.8K
NOI $44,808 @ 7.0% cap · market cap 6.14%
Second Best
Apartment 5plus
$566.6K
$495.8K – $661.1K
NOI $39,663 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,495 @ 7.0% cap · market cap 11.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
791
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family property with flexible layouts suited to owner occupancy or multigenerational living.
Where is this duplex located?
The property is located at 361 N Montello St Brockton, MA.
What is the asking price?
The asking price for this property is $729,999.
What are key features of this property?
This property features: 2,598‑square‑foot duplex with 6 bedrooms and 3 full bathrooms; Two residential units arranged across three levels; First unit offers single‑level living
