Three-Unit Multifamily
For Sale
$799,999
Pending
4 Richmond St, Brockton, MA 02301
Multifamily property with updated exterior components, basement access, outdoor space, and off-street parking.
Property Size3,124 SF
Days on Market9
Property Features for 4 Richmond St
General Information
Standard status
Pending
Size
3,124 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
R2
Taxes and HOA fees
Annual Taxes
$8,603
Building Details
Building Size
3,124 SF
Year Built
1874
Stories
3
Units
3
Listing Agency:
RE/MAX Synergy
(508) 513-8340
Listed By:
Isabel Fernandes Realty Team
(508) 513-8340
Source:
Aucoinryanrealty
Added: Aug 12
Changed: Aug 15
Last Checked: Aug 14 at 1:57PM
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 Synergy
Investment Insights
Based on property information with market context.
This three-unit multifamily property at 4 Richmond St. includes a three-bedroom first-floor unit, a three-bedroom second-floor unit, and a two-bedroom third-floor unit. The building has three full bathrooms, a full unfinished basement with walkout access, and a backyard. Roof and windows have been updated, and off-street parking is available. Built in 1874, the property is zoned R2.
The Brockton location places the property near shopping, schools, hospitals, laundry services, other amenities, and major highway access. All three units may be delivered vacant, providing flexibility for an owner-occupant or residential income strategy.
The Brockton location places the property near shopping, schools, hospitals, laundry services, other amenities, and major highway access. All three units may be delivered vacant, providing flexibility for an owner-occupant or residential income strategy.
Key Highlights
- Three‑unit property with 3‑bedroom, 3‑bedroom, and 2‑bedroom unit mix
- 3 full bathrooms across the building
- Updated roof and windows
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
$53,881
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
6.74%
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%
$1,077,620
$1.1M
Cap Rate 7%
$769,729
$769.7K
Cap Rate 9%
$598,678
$598.7K
Market Conditions
NOI Build-Up for 3,124 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
$80.6K $25.80/SF
− Vacancy
−$3.6K −$1.16/SF
EGI
$77.0K $24.64/SF
− OpEx
−$23.1K −$7.39/SF
NOI
$53.9K $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%
$1,077,620
Cap Rate 7%
$769,729
Cap Rate 9%
$598,678
Alternative Uses
Best Use
Multifamily LT 5
$769.7K
$673.5K – $898.0K
NOI $53,881 @ 7.0% cap · market cap 6.74%
Second Best
Apartment 5plus
$681.3K
$596.2K – $794.9K
NOI $47,693 @ 7.0% cap · market cap 5.96%
Theoretical Best
Office A
$1.49M
$1.30M – $1.73M
NOI $104,007 @ 7.0% cap · market cap 13.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
620
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 - Multifamily property with updated exterior components, basement access, outdoor space, and off-street parking.
Where is this triplex located?
The property is located at 4 Richmond St Brockton, MA.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: Three‑unit property with 3‑bedroom, 3‑bedroom, and 2‑bedroom unit mix; 3 full bathrooms across the building; Updated roof and windows
