Triplex with Unfinished
For Sale
$799,999
Pending
4 Richmond St, Brockton, MA 02301
Residential Income, Brockton, MA
Property Size3,124 SF
Lot Size0.25 Acres
Days on Market49
Property Features for 4 Richmond St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
8
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 7, Bedroom 2, Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 3, Bedroom 6, Bathroom 2, Bedroom 4, Bedroom 8, Bedroom 3
Parking
4
Directions
Please kindly follow the GPS.
Standard status
Pending
APN
M:096 R:126 S:,962101
Size
3,124 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8603
Building Details
Year built
1874
Floors in Building
3
Number of units
3
Listing Agency:
RE/MAX Synergy · RE/MAX International
(508) 857-5392
Listed By:
Luis B Martins
(508) 857-5392
Added: Jul 14
Changed: Aug 26
Last Checked: Aug 31 at 12:06PM
MLS# 73549673
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 3,124-square-foot triplex, built in 1874, contains three residential units with a total of eight bedrooms and three full bathrooms. The first and second floors each offer three bedrooms, while the third floor includes two. A newer roof and windows provide updated exterior components, and the full unfinished basement includes walkout access to the backyard.
The property occupies 0.2512 acres and includes off-street parking. It is zoned R2 and positioned in Brockton near shopping, schools, hospitals, laundry services, and a major highway. All three units may be delivered vacant, providing flexibility for an owner-user or future leasing strategy.
The property occupies 0.2512 acres and includes off-street parking. It is zoned R2 and positioned in Brockton near shopping, schools, hospitals, laundry services, and a major highway. All three units may be delivered vacant, providing flexibility for an owner-user or future leasing strategy.
Key Highlights
- 3,124‑square‑foot triplex with 8 bedrooms and 3 full bathrooms
- Unit bedroom distribution: 3 on the first floor, 3 on the second, and 2 on the third
- Full unfinished basement with walkout access to the backyard
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
Lease Details
3
Residential units
Yes
Highway access
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 - Three residential units, off-street parking, and a backyard support flexible multifamily ownership in Brockton.
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: 3,124‑square‑foot triplex with 8 bedrooms and 3 full bathrooms; Unit bedroom distribution: 3 on the first floor, 3 on the second, and 2 on the third; Full unfinished basement with walkout access to the backyard
