Remodeled Duplex with Hardwood
For Sale
$899,900
Pending
55 May Ave, Brockton, MA 02301
Two-family property with updated kitchens, baths, appliances, electrical, plumbing, heating, and siding.
Property Size2,608 SF
Lot Size0.17 Acres
Days on Market60
Property Features for 55 May Ave
General Information
Standard status
Pending
Size
2,608 SF
Total Parking Spaces
4
Lot size
0.17 Acres
Property subtype
Multifamily
Taxes and HOA fees
Annual Taxes
$5,418
Building Details
Building Size
2,608 SF
Year Built
1925
Tenancy
Multi
Listing Agency:
Torrey & Associates R. E.
Listed By:
Michelle Torrey
(508) 580-8440
Source:
Classifiedrealtygroup
Added: Jul 30
Changed: Sep 21
Last Checked: Sep 26 at 4:08AM
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 Torrey & Associates R. E.
Investment Insights
Based on property information with market context.
Located at 55 May Ave in Brockton, this 1925-built duplex occupies a 7,422-square-foot lot. The property has been completely remodeled with new kitchens, laundry areas in the pantries, new appliances, hardwood floors throughout, and new bathrooms in both units. Additional improvements include new electrical, heating, siding, and newer plumbing. The first floor has FHA and A/C, as stated in the property information.
The property sits on a dead-end street and includes a large backyard with off-street parking. A new playground with courts and greenspace is located across the street. A path through the woods provides access to a school. The sale includes 55 May Ave and its 7,422-square-foot lot only; the 7,715-square-foot lot to the rear fronting on Homestead is excluded.
The property sits on a dead-end street and includes a large backyard with off-street parking. A new playground with courts and greenspace is located across the street. A path through the woods provides access to a school. The sale includes 55 May Ave and its 7,422-square-foot lot only; the 7,715-square-foot lot to the rear fronting on Homestead is excluded.
Key Highlights
- Completely remodeled duplex at 55 May Ave, Brockton
- 2‑family property on a 7,422‑square‑foot lot
- New kitchens with laundry in the pantries and all new appliances
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
$44,981
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
5.00%
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%
$899,620
$899.6K
Cap Rate 7%
$642,586
$642.6K
Cap Rate 9%
$499,789
$499.8K
Market Conditions
NOI Build-Up for 2,608 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
$67.3K $25.80/SF
− Vacancy
−$3.0K −$1.16/SF
EGI
$64.3K $24.64/SF
− OpEx
−$19.3K −$7.39/SF
NOI
$45.0K $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%
$899,620
Cap Rate 7%
$642,586
Cap Rate 9%
$499,789
Alternative Uses
Best Use
Multifamily LT 5
$642.6K
$562.3K – $749.7K
NOI $44,981 @ 7.0% cap · market cap 5.00%
Second Best
Apartment 5plus
$568.8K
$497.7K – $663.6K
NOI $39,815 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $86,828 @ 7.0% cap · market cap 9.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
462
Businesses Nearby
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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
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family property with updated kitchens, baths, appliances, electrical, plumbing, heating, and siding.
Where is this duplex located?
The property is located at 55 May Ave Brockton, MA.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Completely remodeled duplex at 55 May Ave, Brockton; 2‑family property on a 7,422‑square‑foot lot; New kitchens with laundry in the pantries and all new appliances
