Triplex with
New
For Sale
$999,900
74 Ellis St, Brockton, MA 02301
Residential Income, Brockton, MA
Property Size3,324 SF
Lot Size0.16 Acres
Price / SF$300.81
Days on Market1
Property Features for 74 Ellis St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3
Bedrooms
19
Bathrooms
5
Full bathrooms
3
Half bathrooms
3
Rooms
Bathroom 4, Bedroom 3, Bathroom 5, Bedroom 15, Bedroom 11, Bathroom 6, Bedroom 5, Bedroom 19, Bedroom 1, Bedroom 17, Bedroom 9, Bedroom 10, Bedroom 18, Bedroom 4, Bedroom 13, Bedroom 8, Bathroom 3, Bedroom 12, Bedroom 6, Bedroom 2, Bedroom 7, Bedroom 14, Bathroom 1, Bedroom 16, Bathroom 2
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
(508) 238-5000
Listed By:
Scott Morris
(508) 238-5000
Added: Aug 28
Last Checked: Aug 28 at 7:06PM
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.
This 3,324-square-foot triplex contains two 3-bedroom apartments and one 4-bedroom apartment, with 1.5 baths in each unit. The 1907 property has updated interiors, newer gas-fired heating equipment, separate hot water tanks, and independent electric systems. Exterior improvements include a newer roof, vinyl siding, and vinyl replacement windows.
The 0.1641-acre parcel provides off-street parking along with a garage. One apartment will be delivered vacant and includes a newer kitchen and bathrooms, new appliances, updated flooring, and fresh interior paint, supporting immediate occupancy. Delead certificates will be provided before closing. The property is zoned R3 and located in Brockton, MA.
The 0.1641-acre parcel provides off-street parking along with a garage. One apartment will be delivered vacant and includes a newer kitchen and bathrooms, new appliances, updated flooring, and fresh interior paint, supporting immediate occupancy. Delead certificates will be provided before closing. The property is zoned R3 and located in Brockton, MA.
Key Highlights
- 3,324‑square‑foot triplex with two 3‑bedroom units and one 4‑bedroom unit
- Each apartment includes 1.5 baths, separate electric, and its own hot water tank
- Vacant unit has newer kitchen and baths, appliances, flooring, and fresh paint
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 feature updated interiors, separate utilities, and one apartment available 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 $999,900.
What are key features of this property?
This property features: 3,324‑square‑foot triplex with two 3‑bedroom units and one 4‑bedroom unit; Each apartment includes 1.5 baths, separate electric, and its own hot water tank; Vacant unit has newer kitchen and baths, appliances, flooring, and fresh paint
