Triplex with
New
For Sale
$749,900
557 Montello Street, Brockton, MA 02301
Five bedrooms and three full baths are arranged across the residential property.
Property Size2,870 SF
Price / SF$261.29
Days on Market2
Property Features for 557 Montello Street
General Information
Standard status
Active
Size
2,870 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
3
Building Details
Year Built
1900
Listing Agency:
Redlon Realty LLC
Listed By:
Adam Walorz
Source:
Rosenrealty
Added: Sep 2
Last Checked: Sep 2 at 1:48PM
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 Redlon Realty LLC
Investment Insights
Based on property information with market context.
This triplex contains 3 total units with 5 bedrooms and 3 full baths across approximately 2,870 square feet of living space. The property includes a full basement, off-street parking spaces, and an outbuilding behind the primary building. The first-floor unit is delivered vacant, and the structure was built in 1900.
Located at 557 Montello Street in Brockton, Massachusetts, the property combines three residential units with additional basement, parking, and outbuilding components. The existing configuration provides a straightforward overview of the improvements and the current occupancy status of the first floor.
Located at 557 Montello Street in Brockton, Massachusetts, the property combines three residential units with additional basement, parking, and outbuilding components. The existing configuration provides a straightforward overview of the improvements and the current occupancy status of the first floor.
Key Highlights
- 3 total units with 5 bedrooms and 3 full baths
- Approx. 2,870 SQ FT of living space
- First‑floor unit 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
$49,500
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
6.60%
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%
$990,000
$990.0K
Cap Rate 7%
$707,143
$707.1K
Cap Rate 9%
$550,000
$550.0K
Market Conditions
NOI Build-Up for 2,870 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
$74.0K $25.80/SF
− Vacancy
−$3.3K −$1.16/SF
EGI
$70.7K $24.64/SF
− OpEx
−$21.2K −$7.39/SF
NOI
$49.5K $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%
$990,000
Cap Rate 7%
$707,143
Cap Rate 9%
$550,000
Alternative Uses
Best Use
Multifamily LT 5
$707.1K
$618.8K – $825.0K
NOI $49,500 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$625.9K
$547.7K – $730.3K
NOI $43,815 @ 7.0% cap · market cap 5.84%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,550 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
629
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 - Five bedrooms and three full baths are arranged across the residential property.
Where is this triplex located?
The property is located at 557 Montello Street Brockton, MA.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: 3 total units with 5 bedrooms and 3 full baths; Approx. 2,870 SQ FT of living space; First‑floor unit delivered vacant
