Mixed-Use Property with
New
For Sale
$799,900
616 Centre St, Brockton, MA 02302
Single-family residence with three storefront units, C1 zoning, parking, and bus-route access.
Property Size4,018 SF
Price / SF$199.08
Days on Market3
Property Features for 616 Centre St
General Information
Standard status
Active
Size
4,018 SF
Zoning
C1
Taxes and HOA fees
Annual Taxes
$13,942
Building Details
Building Size
4,018 SF
Year Built
1916
Tenancy
Multi
Listing Agency:
RE/MAX Synergy
Listed By:
Luis Martins Realty Team
(508) 857-5392
Source:
413realestate
Added: Sep 21
Last Checked: Sep 22 at 1:40PM
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 RE/MAX Synergy
Investment Insights
Based on property information with market context.
This mixed-use property combines a single-family residence with three storefront units in a 4,018-square-foot building constructed in 1916. The residence includes 3 bedrooms and 2 full baths, while the property has received updates that include a new roof and heating systems. Basement space includes a finished man cave.
Located at 616 Centre St on Rt 123, the property is near the Dwyers building and approximately 1 minute from Brockton Hospital. On-site parking and access to a bus route support both residential use and storefront operations. C1 zoning is also in place.
Located at 616 Centre St on Rt 123, the property is near the Dwyers building and approximately 1 minute from Brockton Hospital. On-site parking and access to a bus route support both residential use and storefront operations. C1 zoning is also in place.
Key Highlights
- 4,018‑square‑foot mixed‑use property
- Three storefront units plus a 3‑bedroom, 2‑bath single‑family residence
- C1 zoning
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
$57,132
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
7.14%
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%
$1,142,640
$1.1M
Cap Rate 7%
$816,171
$816.2K
Cap Rate 9%
$634,800
$634.8K
Market Conditions
NOI Build-Up for 4,018 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
$89.2K $22.20/SF
− Vacancy
−$7.6K −$1.89/SF
EGI
$81.6K $20.31/SF
− OpEx
−$24.5K −$6.09/SF
NOI
$57.1K $14.22/SF
Area
Brockton, MA
Vacancy
8.50%
Lease Rate
$22.20 /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%
$1,142,640
Cap Rate 7%
$816,171
Cap Rate 9%
$634,800
Alternative Uses
Best Use
Mixed Use
$1.07M
$932.3K – $1.24M
NOI $74,584 @ 7.0% cap · market cap 9.32%
Second Best
Retail
$816.2K
$714.2K – $952.2K
NOI $57,132 @ 7.0% cap · market cap 7.14%
Theoretical Best
Office A
$1.91M
$1.67M – $2.23M
NOI $133,770 @ 7.0% cap · market cap 16.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
956
Businesses Nearby
109k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 44%
Shops & Services 30%
Home Improvements & Furnishings 23%
Electronics 2%
The Home Depot
Home Improvements & Furnishings
24,275 visits/mo
0.4 miles
McDonald's
Dining
19,766 visits/mo
0.3 miles
Dollar Tree
Shops & Services
16,379 visits/mo
0.3 miles
Dunkin' Donuts
Dining
11,246 visits/mo
0.4 miles
Popeyes Louisiana Kitchen
Dining
7,817 visits/mo
0.3 miles
Demographics for 02302, MA
36,202
Population
12,828
Households
2.8
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
8.9 sq mi
ZIP Area
4,068
Density / Sq Mi
$87,560
Median Household Income
$45,342
Median Earnings
$1,476
Median Rent
$395,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Single-family residence with three storefront units, C1 zoning, parking, and bus-route access.
Where is this mixed-use property located?
The property is located at 616 Centre St Brockton, MA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: 4,018‑square‑foot mixed‑use property; Three storefront units plus a 3‑bedroom, 2‑bath single‑family residence; C1 zoning
