3-Unit Property with Detached
For Sale
$915,000
63 South Leyden Street, Brockton, MA 02302
Well-maintained multifamily property with spacious unit layouts, basement storage, and a detached garage.
Property Size3,500 SF
Days on Market93
Property Features for 63 South Leyden Street
General Information
Standard status
Active
Size
3,500 SF
Total Parking Spaces
2
Property subtype
3 Family
Additional Details
Highway Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$7,700
Amenities
refrigerators
storage
basement
porch
yard
Building Details
Building Size
3,500 SF
Year Built
1870
Listing Agency:
Century 21 North East
(617) 389-1129
Listed By:
Fabilene Neves
Source:
Donnellyandco
Added: May 31
Changed: Aug 29
Last Checked: Aug 30 at 9:42PM
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 Century 21 North East
Investment Insights
Based on property information with market context.
This 3,500-square-foot multifamily property contains three residential units with comfortable bedroom arrangements, separate living and dining areas, and practical layouts. The building dates to 1870 and has been carefully maintained. Multiple refrigerators, substantial storage, a welcoming porch, and a large basement add functional value throughout the property. A detached 2-car garage provides additional enclosed space, while the yard offers outdoor area for residents.
Located at 63 South Leyden Street in Brockton, the property provides access to shopping, schools, parks, and major highways. Its three-unit configuration may suit an investor or an owner-occupant seeking a residence with additional units.
Located at 63 South Leyden Street in Brockton, the property provides access to shopping, schools, parks, and major highways. Its three-unit configuration may suit an investor or an owner-occupant seeking a residence with additional units.
Key Highlights
- Three residential units within a 3,500‑square‑foot property
- Detached 2‑car garage
- Large basement for storage and added flexibility
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
$60,366
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%
$1,207,320
$1.2M
Cap Rate 7%
$862,371
$862.4K
Cap Rate 9%
$670,733
$670.7K
Market Conditions
NOI Build-Up for 3,500 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
$90.3K $25.80/SF
− Vacancy
−$4.1K −$1.16/SF
EGI
$86.2K $24.64/SF
− OpEx
−$25.9K −$7.39/SF
NOI
$60.4K $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%
$1,207,320
Cap Rate 7%
$862,371
Cap Rate 9%
$670,733
Alternative Uses
Best Use
Multifamily LT 5
$862.4K
$754.6K – $1.01M
NOI $60,366 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$763.3K
$667.9K – $890.6K
NOI $53,433 @ 7.0% cap · market cap 5.84%
Theoretical Best
Office A
$1.66M
$1.46M – $1.94M
NOI $116,525 @ 7.0% cap · market cap 12.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
628
Businesses Nearby
Explore this area
Business Placement
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 Multifamily 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?
Triplex - Well-maintained multifamily property with spacious unit layouts, basement storage, and a detached garage.
Where is this triplex located?
The property is located at 63 South Leyden Street Brockton, MA.
What is the asking price?
The asking price for this property is $915,000.
What are key features of this property?
This property features: Three residential units within a 3,500‑square‑foot property; Detached 2‑car garage; Large basement for storage and added flexibility
