Mixed-Use Property with
For Sale
$799,900
616 Centre Street, Brockton, MA 02302
Maintained residential and commercial property with three storefront units, on-site parking, and bus-route access.
Property Size4,018 SF
Price / SF$199.08
Days on Market11
Property Features for 616 Centre Street
General Information
Standard status
Active
Size
4,018 SF
Property subtype
Commercial
Site & Location
Road Access
Yes
Public Transit
Yes
Building Details
Year Built
1916
Tenancy
Multi
Listing Agency:
RE/MAX Synergy
Listed By:
Luis Martins Realty Team
(508) 857-5392
Source:
Wandamooney
Added: Sep 13
Changed: Sep 21
Last Checked: Sep 22 at 6:19PM
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. The residential component includes three bedrooms and two full bathrooms, along with a finished basement area. Reported updates include a newer roof and improvements to the heating systems. The building dates to 1916.
Situated at 616 Centre Street in Brockton, the property is positioned on Rt 123 near the Dwyers building and approximately one minute from Brockton Hospital. On-site parking and access to a bus route add practical convenience for occupants and visitors. The combination of residential space and multiple storefronts supports a range of owner-user or investment-oriented configurations, subject to applicable approvals.
Situated at 616 Centre Street in Brockton, the property is positioned on Rt 123 near the Dwyers building and approximately one minute from Brockton Hospital. On-site parking and access to a bus route add practical convenience for occupants and visitors. The combination of residential space and multiple storefronts supports a range of owner-user or investment-oriented configurations, subject to applicable approvals.
Key Highlights
- Three storefront units paired with a single‑family residence
- Residential layout includes 3 bedrooms and 2 full baths
- Finished basement area with a man cave
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
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Maintained residential and commercial property with three storefront units, on-site parking, and bus-route access.
Where is this mixed-use property located?
The property is located at 616 Centre Street 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: Three storefront units paired with a single‑family residence; Residential layout includes 3 bedrooms and 2 full baths; Finished basement area with a man cave
