Triplex with Garage and
New
For Sale
$999,900
74 Ellis Street, Brockton, MA 02301
Three residential units include a vacant, newly refreshed apartment suited for immediate occupancy.
Property Size3,324 SF
Price / SF$300.81
Days on Market5
Property Features for 74 Ellis Street
General Information
Standard status
Active
Size
3,324 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 3BR/1.5BA, 1 x 4BR/1.5BA
Multifamily Units
3
Building Details
Year Built
1907
Buildings
1
Listing Agency:
Keller Williams Realty
(508) 238-5000
Listed By:
Charles Lima · License #126683
(617) 396-3100
Source:
Longwoodresidential
Added: Aug 27
Changed: Aug 31
Last Checked: Aug 30 at 3:50PM
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
Investment Insights
Based on property information with market context.
This 3,324-square-foot triplex, built in 1907, contains two 3-bedroom apartments and one 4-bedroom apartment. Each unit has 1.5 baths, individual electric service, separate hot water tanks, and newer gas-fired heating systems. Improvements include a newer roof, vinyl siding, replacement windows, and updated interiors. A garage and off-street parking add practical utility.
The vacant unit has been refreshed with a new kitchen, renovated baths, appliances, flooring, and fresh paint, allowing for immediate occupancy. Delead certificates will be provided before closing. The property is located on Ellis St in Brockton’s Westside area, near everyday conveniences.
The vacant unit has been refreshed with a new kitchen, renovated baths, appliances, flooring, and fresh paint, allowing for immediate occupancy. Delead certificates will be provided before closing. The property is located on Ellis St in Brockton’s Westside area, near everyday conveniences.
Key Highlights
- Three‑unit property with two 3‑bedroom apartments and one 4‑bedroom apartment
- Each unit includes 1.5 baths, separate electric systems, and individual hot water tanks
- 3,324 SF building constructed in 1907
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
$57,330
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
5.73%
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%
$1,146,600
$1.1M
Cap Rate 7%
$819,000
$819.0K
Cap Rate 9%
$637,000
$637.0K
Market Conditions
NOI Build-Up for 3,324 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
$85.8K $25.80/SF
− Vacancy
−$3.9K −$1.16/SF
EGI
$81.9K $24.64/SF
− OpEx
−$24.6K −$7.39/SF
NOI
$57.3K $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%
$1,146,600
Cap Rate 7%
$819,000
Cap Rate 9%
$637,000
Alternative Uses
Best Use
Multifamily LT 5
$819.0K
$716.6K – $955.5K
NOI $57,330 @ 7.0% cap · market cap 5.73%
Second Best
Apartment 5plus
$724.9K
$634.3K – $845.8K
NOI $50,746 @ 7.0% cap · market cap 5.08%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,665 @ 7.0% cap · market cap 11.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
672
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three residential units include a vacant, newly refreshed apartment suited for immediate occupancy.
Where is this triplex located?
The property is located at 74 Ellis Street Brockton, MA.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: Three‑unit property with two 3‑bedroom apartments and one 4‑bedroom apartment; Each unit includes 1.5 baths, separate electric systems, and individual hot water tanks; 3,324 SF building constructed in 1907
