Two-Level Office
For Sale
$470,000
601 Pleasant St, Brockton, MA 02301
Two-level office condominium totaling 2,144 SF, well suited for medical or professional use along a busy commercial corridor.
Property Size2,144 SF
Price / SF$219.22
Days on Market77
Property Features for 601 Pleasant St
General Information
Standard status
Active
Size
2,144 SF
Zoning
C5
Taxes and HOA fees
Annual Taxes
$7,463
Building Details
Year Built
1950
Stories
2
Listing Agency:
Ellis Realty Advisors
(781) 738-9696
Listed By:
Daniel Morton · License #9583567
Source:
Insightrealtygroup
Added: May 28
Changed: Aug 8
Last Checked: Aug 12 at 3:11AM
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 Ellis Realty Advisors
Investment Insights
Based on property information with market context.
601 Pleasant Street is a 2,144 SF, two-level office condominium designed for medical or professional use. The property is structured as an office unit with two levels, providing a practical layout for office operations.
Located along a strong commercial corridor in Brockton, the building offers convenient access to major area amenities and regional roadways.
Located along a strong commercial corridor in Brockton, the building offers convenient access to major area amenities and regional roadways.
Key Highlights
- 2,144 SF, two‑level office condominium
- Well suited for medical or professional use
- Located along a strong commercial corridor in Brockton
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
$40,529
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
8.62%
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%
$810,580
$810.6K
Cap Rate 7%
$578,986
$579.0K
Cap Rate 9%
$450,322
$450.3K
Market Conditions
NOI Build-Up for 2,144 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
$75.9K $35.40/SF
− Vacancy
−$8.3K −$3.89/SF
EGI
$67.5K $31.51/SF
− OpEx
−$27.0K −$12.60/SF
NOI
$40.5K $18.90/SF
Area
Brockton, MA
Vacancy
11.00%
Lease Rate
$35.40 /SF/Yr
Expense Ratio
40.00%
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%
$810,580
Cap Rate 7%
$578,986
Cap Rate 9%
$450,322
Alternative Uses
Best Use
Office B
$698.8K
$611.4K – $815.3K
NOI $48,915 @ 7.0% cap · market cap 10.41%
Second Best
Healthcare Medical
$579.0K
$506.6K – $675.5K
NOI $40,529 @ 7.0% cap · market cap 8.62%
Theoretical Best
Office A
$1.02M
$892.3K – $1.19M
NOI $71,380 @ 7.0% cap · market cap 15.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
765
Businesses Nearby
Under-served
Demand for This Use
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 Office 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?
Medical Office Space - Two-level office condominium totaling 2,144 SF, well suited for medical or professional use along a busy commercial corridor.
Where is this medical office space located?
The property is located at 601 Pleasant St Brockton, MA.
What is the asking price?
The asking price for this property is $470,000.
What are key features of this property?
This property features: 2,144 SF, two‑level office condominium; Well suited for medical or professional use; Located along a strong commercial corridor in Brockton
