Duplex with Detached
For Sale
$699,777
76 Morse Ave, Brockton, MA 02301
Two levels include hardwood floors, stainless steel appliances, and a traditional fireplace.
Property Size2,153 SF
Price / SF$325.02
Days on Market10
Property Features for 76 Morse Ave
General Information
Standard status
Active
Size
2,153 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
R1C
Taxes and HOA fees
Annual Taxes
$7,359
Amenities
fireplace
hardwood floors
stainless steel appliances
landscaped lawn
Building Details
Building Size
2,153 SF
Year Built
1925
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Vicente Realty, LLC
(508) 944-3144
Listed By:
Adelino Vicente
Source:
Laerrealty
Added: Aug 1
Changed: Aug 10
Last Checked: Aug 10 at 2:33AM
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 Vicente Realty, LLC
Investment Insights
Based on property information with market context.
This two-family duplex at 76 Morse Ave offers 2,153 square feet of living space across two levels. Interior features include a large white kitchen, dining area, stainless steel appliances, a spacious living room with a traditional fireplace, and hardwood floors. The home was built in 1925 and is zoned R1C.
Outdoor improvements include a landscaped lawn, corner-lot placement, and a detached two-car garage. An updated high-efficiency combination heating and hot water system serves the property. The basement provides additional space and may accommodate future recreational or living areas, subject to applicable requirements.
Outdoor improvements include a landscaped lawn, corner-lot placement, and a detached two-car garage. An updated high-efficiency combination heating and hot water system serves the property. The basement provides additional space and may accommodate future recreational or living areas, subject to applicable requirements.
Key Highlights
- 2,153 SF two‑family duplex built in 1925
- Detached two‑car garage on a corner lot
- Updated high‑efficiency combination heating and hot water system
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
$37,133
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
5.31%
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%
$742,660
$742.7K
Cap Rate 7%
$530,471
$530.5K
Cap Rate 9%
$412,589
$412.6K
Market Conditions
NOI Build-Up for 2,153 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
$55.5K $25.80/SF
− Vacancy
−$2.5K −$1.16/SF
EGI
$53.0K $24.64/SF
− OpEx
−$15.9K −$7.39/SF
NOI
$37.1K $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%
$742,660
Cap Rate 7%
$530,471
Cap Rate 9%
$412,589
Alternative Uses
Best Use
Multifamily LT 5
$530.5K
$464.2K – $618.9K
NOI $37,133 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$469.6K
$410.9K – $547.8K
NOI $32,869 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$1.02M
$896.0K – $1.19M
NOI $71,679 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
639
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?
Duplex - Two levels include hardwood floors, stainless steel appliances, and a traditional fireplace.
Where is this duplex located?
The property is located at 76 Morse Ave Brockton, MA.
What is the asking price?
The asking price for this property is $699,777.
What are key features of this property?
This property features: 2,153 SF two‑family duplex built in 1925; Detached two‑car garage on a corner lot; Updated high‑efficiency combination heating and hot water system
