Triplex with Off-Street
For Sale
$975,000
39 Harvard St, Brockton, MA 02301
Three vacant units share a three-bedroom, one-bath layout with refreshed interiors.
Property Size3,794 SF
Price / SF$256.98
Days on Market132
Property Features for 39 Harvard St
General Information
Standard status
Active
Size
3,794 SF
Total Parking Spaces
8
Property subtype
Residential Income
Zoning
R3
Taxes and HOA fees
Annual Taxes
$9,142
Building Details
Building Size
3,794 SF
Year Built
1925
Stories
3
Listing Agency:
Ruth Andrade Realty Group
Listed By:
Ruth E Andrade
Source:
Dohertyproperties
Added: Apr 22
Changed: Aug 29
Last Checked: Aug 31 at 12:33PM
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 Ruth Andrade Realty Group
Investment Insights
Based on property information with market context.
This 3,794-square-foot triplex, built in 1925, contains three residential units, each with 3 bedrooms and 1 full bathroom. The property includes a partial finished basement that adds usable interior space. Recent improvements include a new heating system serving the third floor, new vinyl flooring, and fresh interior paint. All three units are scheduled for delivery vacant, and two units have lead compliance.
Exterior parking accommodates approximately eight vehicles, an important operational feature for a three-unit property. The building is located at 39 Harvard Street in Brockton, Massachusetts, near highways, schools, shopping, and other amenities.
Exterior parking accommodates approximately eight vehicles, an important operational feature for a three-unit property. The building is located at 39 Harvard Street in Brockton, Massachusetts, near highways, schools, shopping, and other amenities.
Key Highlights
- 3,794‑square‑foot triplex built in 1925
- 3 units, each with 3 bedrooms and 1 full bathroom
- All 3 units to be delivered vacant
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
$65,436
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
6.71%
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%
$1,308,720
$1.3M
Cap Rate 7%
$934,800
$934.8K
Cap Rate 9%
$727,067
$727.1K
Market Conditions
NOI Build-Up for 3,794 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
$97.9K $25.80/SF
− Vacancy
−$4.4K −$1.16/SF
EGI
$93.5K $24.64/SF
− OpEx
−$28.0K −$7.39/SF
NOI
$65.4K $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%
$1,308,720
Cap Rate 7%
$934,800
Cap Rate 9%
$727,067
Alternative Uses
Best Use
Multifamily LT 5
$934.8K
$818.0K – $1.09M
NOI $65,436 @ 7.0% cap · market cap 6.71%
Second Best
Apartment 5plus
$827.4K
$724.0K – $965.4K
NOI $57,921 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$1.80M
$1.58M – $2.11M
NOI $126,313 @ 7.0% cap · market cap 12.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,574
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?
Triplex - Three vacant units share a three-bedroom, one-bath layout with refreshed interiors.
Where is this triplex located?
The property is located at 39 Harvard St Brockton, MA.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: 3,794‑square‑foot triplex built in 1925; 3 units, each with 3 bedrooms and 1 full bathroom; All 3 units to be delivered vacant
