Mixed-Use Property with Hair
For Sale
$789,900
Pending
461 Montello St, Brockton, MA 02301
This mixed-use building offers a staffed hair salon and two residential apartments, including a townhouse-style owner unit.
Property Size2,805 SF
Days on Market48
Property Features for 461 Montello St
General Information
Standard status
Pending
Size
2,805 SF
Property subtype
Investment
Additional Details
Business Included
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,495
Building Details
Building Size
2,805 SF
Year Built
1901
Stories
4
Units
3
Tenancy
Multi
Listing Agency:
Nicolette Fontes
(508) 846-2110
Listed By:
Nicolette Fontes · License #9584771
(508) 846-2110
Source:
Elliman
Added: Jun 25
Changed: Aug 8
Last Checked: Aug 1 at 11:53AM
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 Nicolette Fontes
Investment Insights
Based on property information with market context.
This mixed-use three-unit property includes two residential apartments and a commercial space currently operating as a hair salon. The owner’s unit is a townhouse-style 3-bedroom layout with 1 bedroom on the main level, featuring an updated kitchen with stainless steel appliances, a gas stove, and new flooring throughout, and it is being delivered vacant. The commercial salon is fully equipped and staffed, and the seller is willing to negotiate terms to include the equipment, furniture, and staff. Above the commercial space is a studio apartment with a separate kitchen area and a balcony that overlooks the back yard.
The property is located at 461 Montello St in Brockton, MA 02301. Walk and bike scores indicate a somewhat car-dependent setting, with transit scoring at a lower level.
For tenants, buyers, or owner-occupants, the layout offers on-site income alongside a residence. The salon configuration can continue as a functioning business, and the commercial unit is described as easily convertible back to a residential apartment if desired. With the owner’s unit delivered vacant, there is immediate flexibility for an owner-occupant while the remaining units support an income-producing plan.
The property is located at 461 Montello St in Brockton, MA 02301. Walk and bike scores indicate a somewhat car-dependent setting, with transit scoring at a lower level.
For tenants, buyers, or owner-occupants, the layout offers on-site income alongside a residence. The salon configuration can continue as a functioning business, and the commercial unit is described as easily convertible back to a residential apartment if desired. With the owner’s unit delivered vacant, there is immediate flexibility for an owner-occupant while the remaining units support an income-producing plan.
Key Highlights
- Mixed‑use 3‑unit building (built 1901) with 2 residential apartments and 1 commercial space
- Owner unit is a 3‑bedroom townhouse style with 1 bedroom on the main level, updated kitchen with stainless steel appliances, gas stove, and new flooring
- Commercial space is operating as a hair salon and is fully equipped and staffed; owner may negotiate terms to include equipment, furniture, and staff
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
$52,068
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
6.59%
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%
$1,041,360
$1.0M
Cap Rate 7%
$743,829
$743.8K
Cap Rate 9%
$578,533
$578.5K
Market Conditions
NOI Build-Up for 2,805 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
$92.6K $33.00/SF
− Vacancy
−$9.3K −$3.30/SF
EGI
$83.3K $29.70/SF
− OpEx
−$31.2K −$11.14/SF
NOI
$52.1K $18.56/SF
Area
Brockton, MA
Vacancy
10.00%
Lease Rate
$33.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,041,360
Cap Rate 7%
$743,829
Cap Rate 9%
$578,533
Alternative Uses
Best Use
Mixed Use
$743.8K
$650.9K – $867.8K
NOI $52,068 @ 7.0% cap · market cap 6.59%
Second Best
Apartment 5plus
$611.8K
$535.3K – $713.7K
NOI $42,823 @ 7.0% cap · market cap 5.42%
Theoretical Best
Office A
$1.33M
$1.17M – $1.56M
NOI $93,386 @ 7.0% cap · market cap 11.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,496
Businesses Nearby
47k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 78%
Dining 17%
Electronics 5%
Cumberland Farms
Shops & Services
17,060 visits/mo
0.5 miles
Family Dollar
Shops & Services
8,692 visits/mo
0.2 miles
Dunkin' Donuts
Dining
7,821 visits/mo
0.3 miles
Shell
Shops & Services
5,800 visits/mo
0.5 miles
Gulf Oil
Shops & Services
2,769 visits/mo
0.4 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - This mixed-use building offers a staffed hair salon and two residential apartments, including a townhouse-style owner unit.
Where is this mixed-use property located?
The property is located at 461 Montello St Brockton, MA.
What is the asking price?
The asking price for this property is $789,900.
What are key features of this property?
This property features: Mixed‑use 3‑unit building (built 1901) with 2 residential apartments and 1 commercial space; Owner unit is a 3‑bedroom townhouse style with 1 bedroom on the main level, updated kitchen with stainless steel appliances, gas stove, and new flooring; Commercial space is operating as a hair salon and is fully equipped and staffed; owner may negotiate terms to include equipment, furniture, and staff
