Brockton Duplex with Six
For Sale
$649,900
Pending
596 Ash St, Brockton, MA 02301
Well-maintained duplex in Brockton's West Side, ideal for investors.
Property Size2,000 SF
Days on Market144
Property Features for 596 Ash St
General Information
Standard status
Pending
Size
2,000 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$6,816
Building Details
Building Size
2,000 SF
Year Built
1970
Stories
3
Units
2
Listed By:
Lily Bertoncini
(774) 304-2198
Source:
Elliman
Added: Apr 24
Changed: Sep 7
Last Checked: Sep 13 at 6:07AM
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 Lily Bertoncini
Investment Insights
Based on property information with market context.
This well-maintained duplex, located on Ash Street in Brockton’s West Side, offers an opportunity for both owner-occupants and investors. The property features off-street backyard parking and is situated minutes from Belmont Shopping, dining, and highway access. The main unit spans two levels and includes a four-bedroom, two-bath layout with appliances. The second unit features a two-bedroom layout with access to a deck overlooking a fenced backyard. The property is located in an area that is somewhat walkable and bikeable, with some transit options available.
Key Highlights
- 6 bedrooms and 3 bathrooms in a duplex layout.
- Prime investment opportunity for owner‑occupants or investors.
- Massive off‑street backyard parking.
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
$34,495
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
5.31%
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%
$689,900
$689.9K
Cap Rate 7%
$492,786
$492.8K
Cap Rate 9%
$383,278
$383.3K
Market Conditions
NOI Build-Up for 2,000 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
$51.6K $25.80/SF
− Vacancy
−$2.3K −$1.16/SF
EGI
$49.3K $24.64/SF
− OpEx
−$14.8K −$7.39/SF
NOI
$34.5K $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%
$689,900
Cap Rate 7%
$492,786
Cap Rate 9%
$383,278
Alternative Uses
Best Use
Multifamily LT 5
$492.8K
$431.2K – $574.9K
NOI $34,495 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$436.2K
$381.7K – $508.9K
NOI $30,533 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$951.2K
$832.3K – $1.11M
NOI $66,586 @ 7.0% cap · market cap 10.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
523
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Well-maintained duplex in Brockton's West Side, ideal for investors.
Where is this duplex located?
The property is located at 596 Ash St Brockton, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: 6 bedrooms and 3 bathrooms in a duplex layout.; Prime investment opportunity for owner‑occupants or investors.; Massive off‑street backyard parking.
