Renovated Two-Family
For Sale
$650,000
65 Wayland St, Brockton, MA 02301
Renovated in 2026 with two units, updated kitchens and baths, private decks, and an unfinished basement.
Property Size1,632 SF
Price / SF$398.28
Days on Market135
Property Features for 65 Wayland St
General Information
Standard status
Active
Size
1,632 SF
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
private decks
full unfinished basement
off-street parking
Building Details
Year Built
1925
Year Renovated
2026
Tenancy
Multi
Listing Agency:
Keller Williams Realty Signature Properties
(781) 924-5766
Listed By:
The DeSario Team
(774) 319-0772
Source:
Lockandkeyre
Added: Apr 29
Changed: Sep 8
Last Checked: Sep 9 at 7:46AM
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 Keller Williams Realty Signature Properties
Investment Insights
Based on property information with market context.
This renovated 2-family offers two separate residences with spacious layouts and hardwood flooring. Each unit includes a large eat-in kitchen, updated bathroom(s), and a private deck. Recent improvements include fresh paint, updated cabinetry and countertops, upgraded lighting, new drywall, baseboard covers, some vinyl double-hung windows, and new kitchen appliances such as gas stoves and refrigerators. The home is supported by high-efficiency gas boiler units and tankless, on-demand water heaters. A full unfinished basement provides additional storage, and the property includes off-street parking with a paved driveway.
The address is 65 Wayland St in Brockton, with commuter-friendly access to the commuter rail about 1.2 miles away and direct access to South Station. Routes 27 and 24 are also accessible, and the property is described as close to shopping, dining, a YMCA, a hospital, and D.W. Field Park.
The configuration supports flexible occupancy, including owner-occupancy or continued income generation, with private outdoor space for each unit and separate residential living areas within a renovated 2-family building.
The address is 65 Wayland St in Brockton, with commuter-friendly access to the commuter rail about 1.2 miles away and direct access to South Station. Routes 27 and 24 are also accessible, and the property is described as close to shopping, dining, a YMCA, a hospital, and D.W. Field Park.
The configuration supports flexible occupancy, including owner-occupancy or continued income generation, with private outdoor space for each unit and separate residential living areas within a renovated 2-family building.
Key Highlights
- Renovated in 2026: updated kitchens and baths across a 2‑family with 5 beds and 2 baths
- Each unit features large eat‑in kitchens and wood flooring, plus private decks
- High‑efficiency gas boiler and tankless on‑demand water heaters
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
$28,148
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
4.33%
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%
$562,960
$563.0K
Cap Rate 7%
$402,114
$402.1K
Cap Rate 9%
$312,756
$312.8K
Market Conditions
NOI Build-Up for 1,632 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
$42.1K $25.80/SF
− Vacancy
−$1.9K −$1.16/SF
EGI
$40.2K $24.64/SF
− OpEx
−$12.1K −$7.39/SF
NOI
$28.1K $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%
$562,960
Cap Rate 7%
$402,114
Cap Rate 9%
$312,756
Alternative Uses
Best Use
Multifamily LT 5
$402.1K
$351.9K – $469.1K
NOI $28,148 @ 7.0% cap · market cap 4.33%
Second Best
Apartment 5plus
$355.9K
$311.4K – $415.3K
NOI $24,915 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$776.2K
$679.2K – $905.6K
NOI $54,334 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
807
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
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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 - Renovated in 2026 with two units, updated kitchens and baths, private decks, and an unfinished basement.
Where is this duplex located?
The property is located at 65 Wayland St Brockton, MA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Renovated in 2026: updated kitchens and baths across a 2‑family with 5 beds and 2 baths; Each unit features large eat‑in kitchens and wood flooring, plus private decks; High‑efficiency gas boiler and tankless on‑demand water heaters
