Two-Family Duplex with Townhouse-Style
For Sale
$729,999
Pending
361 N Montello, Brockton, MA 02301
Residential Income, Brockton, MA
Property Size2,598 SF
Days on Market56
Property Features for 361 N Montello
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
C2
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 4, Bedroom 6, Bedroom 2
Parking
5
Elementary school
Louis F Angelo
Middle school
North Middle School
High school
Brockton High School
Directions
Please use GPS
Standard status
Pending
APN
963614
Size
2,598 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6704
Building Details
Year built
1920
Floors in Building
3
Number of units
2
Listing Agency:
RE/MAX Vantage · RE/MAX International
(774) 992-0297
Listed By:
Eddie Lopez
(508) 999-4424
Added: Jun 29
Changed: Aug 19
Last Checked: Aug 23 at 8:06AM
MLS# 73542970
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 two-family duplex at 361 N Montello in Brockton offers three levels of living space and a versatile layout for owner-occupants or investors. The home includes six bedrooms and three full baths. The first unit is described as providing one-level living, while the second unit features a townhouse-style configuration spanning the second and third floors.
Built in 1920, the property has a functional arrangement with bright, spacious rooms. It is positioned for convenient daily access to shopping, restaurants, schools, parks, and public transportation, including the Montello Commuter Rail, as well as major highways for commuting.
With the mix of one-level living and a multi-floor unit, the property supports flexible use for households that want separate spaces while keeping a single building address.
Built in 1920, the property has a functional arrangement with bright, spacious rooms. It is positioned for convenient daily access to shopping, restaurants, schools, parks, and public transportation, including the Montello Commuter Rail, as well as major highways for commuting.
With the mix of one-level living and a multi-floor unit, the property supports flexible use for households that want separate spaces while keeping a single building address.
Key Highlights
- Two‑family duplex with townhouse‑style layout on the second and third floors
- Six bedrooms and three full baths
- Three levels of living space
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
Yes
Highway access
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 duplex with six bedrooms and three full baths across three levels in Brockton, MA.
Where is this duplex located?
The property is located at 361 N Montello 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: Two‑family duplex with townhouse‑style layout on the second and third floors; Six bedrooms and three full baths; Three levels of living space
