Residential Income
For Sale
$299,999
Pending
77 Colonel Bell Dr, Brockton, MA 02301
Second-floor condominium with assigned parking, in-unit laundry hookups, and heat and hot water covered through the HOA.
Property Size1,298 SF
Days on Market126
Property Features for 77 Colonel Bell Dr
General Information
Standard status
Pending
Size
1,298 SF
Property subtype
Apartment
Units
Unit Mix
1 x 3BR/1.5BA
Multifamily Units
1
Amenities
secured building
in-unit washer and dryer hookups
Central Air, Window Unit(s)
Forced Air, Natural Gas
1.0 Story
$3,256 Taxes
Public
Built in 1985
Building Details
Year Built
1985
Listing Agency:
Pina & Savage Realty Inc.
(508) 930-4625
Listed By:
Elizabeth Savage
Source:
Donahuere
Added: Apr 9
Changed: Aug 10
Last Checked: Aug 9 at 4:30AM
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 Pina & Savage Realty Inc.
Investment Insights
Based on property information with market context.
This 1,298-square-foot residential income property is a one-level condominium with three bedrooms, one full bathroom, and one half bathroom. Built in 1985, the unit is situated on the second floor of a secured building and includes generously sized bedrooms, ample closet storage, and a layout suited to practical residential use. The property is vacant and available for showings.
The HOA includes heat and hot water, while in-unit washer and dryer hookups support everyday convenience. Two assigned parking spaces accompany the unit, with additional off-street parking also available. The property is located at 77 Colonel Bell Dr in Brockton, Massachusetts.
The HOA includes heat and hot water, while in-unit washer and dryer hookups support everyday convenience. Two assigned parking spaces accompany the unit, with additional off-street parking also available. The property is located at 77 Colonel Bell Dr in Brockton, Massachusetts.
Key Highlights
- 1,298 SF one‑level condominium
- Three bedrooms, one full bath, and one half bath
- Second‑floor location in a secured building
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
$19,816
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
6.61%
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%
$396,320
$396.3K
Cap Rate 7%
$283,086
$283.1K
Cap Rate 9%
$220,178
$220.2K
Market Conditions
NOI Build-Up for 1,298 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
$38.0K $29.28/SF
− Vacancy
−$2.0K −$1.52/SF
EGI
$36.0K $27.76/SF
− OpEx
−$16.2K −$12.49/SF
NOI
$19.8K $15.27/SF
Area
Brockton, MA
Vacancy
5.20%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
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%
$396,320
Cap Rate 7%
$283,086
Cap Rate 9%
$220,178
Alternative Uses
Best Use
Apartment 5plus
$283.1K
$247.7K – $330.3K
NOI $19,816 @ 7.0% cap · market cap 6.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$617.3K
$540.2K – $720.2K
NOI $43,214 @ 7.0% cap · market cap 14.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
551
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Second-floor condominium with assigned parking, in-unit laundry hookups, and heat and hot water covered through the HOA.
Where is this residential income property located?
The property is located at 77 Colonel Bell Dr Brockton, MA.
What is the asking price?
The asking price for this property is $299,999.
What are key features of this property?
This property features: 1,298 SF one‑level condominium; Three bedrooms, one full bath, and one half bath; Second‑floor location in a secured building
