Updated Triplex with Detached
For Sale
$979,900
74 Ellis St, Brockton, MA 02301
Residential Income, Brockton, MA
Property Size3,324 SF
Lot Size0.16 Acres
Price / SF$294.80
Days on Market19
Property Features for 74 Ellis St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3
Bedrooms
10
Bathrooms
5
Full bathrooms
3
Half bathrooms
3
Rooms
Bedroom 3, Bathroom 3, Bathroom 2, Bathroom 4, Bedroom 1, Bedroom 9, Bathroom 5, Bedroom 5, Bedroom 6, Bedroom 7, Bedroom 4, Bedroom 8, Bedroom 10, Bedroom 2, Bathroom 1, Bathroom 6
Parking
8
Directions
Pleasant St or Prospect St
Standard status
Active
APN
M:045 R:048 S:,956087
Size
3,324 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8631
Building Details
Year built
1907
Floors in Building
3
Number of units
3
Listing Agency:
Keller Williams Realty
Listed By:
Scott Morris
(508) 238-5000
Added: Aug 28
Changed: Sep 14
Last Checked: Sep 15 at 6:06PM
MLS# 73569442
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 74 Ellis St in Brockton, this 3,324-square-foot triplex offers two three-bedroom apartments and one four-bedroom apartment. Each unit includes 1.5 baths, separate electric service, individual hot water tanks, and new gas-fired heating systems. One apartment will be delivered vacant with a new kitchen, updated baths, new appliances, new flooring, and fresh paint, allowing for immediate occupancy.
Property improvements include a new roof, vinyl siding, vinyl replacement windows, and a detached three-car garage. The 0.1641-acre parcel also provides off-street parking. Delead certificates are in hand for all three units. Built in 1907 and zoned R3, the property is positioned in Brockton’s Westside area near numerous conveniences.
Property improvements include a new roof, vinyl siding, vinyl replacement windows, and a detached three-car garage. The 0.1641-acre parcel also provides off-street parking. Delead certificates are in hand for all three units. Built in 1907 and zoned R3, the property is positioned in Brockton’s Westside area near numerous conveniences.
Key Highlights
- Three‑unit configuration with two 3‑bedroom apartments and one 4‑bedroom apartment
- 3,324 square feet on a 0.1641‑acre lot
- New gas‑fired heating systems, separate hot water tanks, and individual 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
5.85%
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 5.85%
Second Best
Apartment 5plus
$724.9K
$634.3K – $845.8K
NOI $50,746 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,665 @ 7.0% cap · market cap 11.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Utilities to site
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - R3-zoned Brockton property with separate utilities, updated systems, off-street parking, and one unit available for 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 $979,900.
What are key features of this property?
This property features: Three‑unit configuration with two 3‑bedroom apartments and one 4‑bedroom apartment; 3,324 square feet on a 0.1641‑acre lot; New gas‑fired heating systems, separate hot water tanks, and individual electric systems
