Updated Triplex with Detached
For Sale
$959,900
74 Ellis St, Brockton, MA 02301
Three-unit property with updated interiors, separate utilities, and one unit prepared for immediate occupancy.
Property Size3,324 SF
Price / SF$288.78
Days on Market9
Property Features for 74 Ellis St
General Information
Standard status
Active
Size
3,324 SF
Property subtype
Multi-Family
Building Details
Year Built
1907
Listing Agency:
Keller Williams Realty
Listed By:
Charles Lima · License #126683
(508) 238-5000
Source:
Leightonteam
Added: Sep 15
Changed: Sep 21
Last Checked: Sep 22 at 8:55PM
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 three-bedroom units and one four-bedroom unit. Each apartment includes 1.5 baths, its own electric system, a separate hot water tank, and a new gas-fired heating system. The property also has a new roof, vinyl siding, and vinyl replacement windows.
The unit to be delivered vacant features a new kitchen and bathrooms, new appliances, new flooring, and fresh paint. Three-car off-street parking is provided through a detached garage. Delead certificates are in hand for all three units. The property is located in Brockton’s Westside area near numerous conveniences.
The unit to be delivered vacant features a new kitchen and bathrooms, new appliances, new flooring, and fresh paint. Three-car off-street parking is provided through a detached garage. Delead certificates are in hand for all three units. The property is located in Brockton’s Westside area near numerous conveniences.
Key Highlights
- Three‑unit layout with two 3 bedroom units and one 4 bedroom unit
- 3,324‑square‑foot property built in 1907
- Each unit has 1.5 baths and separate electric systems
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
5.97%
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 5.97%
Second Best
Apartment 5plus
$724.9K
$634.3K – $845.8K
NOI $50,746 @ 7.0% cap · market cap 5.29%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,665 @ 7.0% cap · market cap 11.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
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
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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?
Triplex - Three-unit property with updated interiors, separate utilities, and one unit prepared for immediate occupancy.
Where is this triplex located?
The property is located at 74 Ellis St Brockton, MA.
What is the asking price?
The asking price for this property is $959,900.
What are key features of this property?
This property features: Three‑unit layout with two 3 bedroom units and one 4 bedroom unit; 3,324‑square‑foot property built in 1907; Each unit has 1.5 baths and separate electric systems
