Two-Family Duplex with
For Sale
$770,000
80 Winthrop St, Brockton, MA 02301
Two-family duplex built in 1890, set on an oversized lot with ample off-street parking and a spacious backyard.
Property Size2,357 SF
Price / SF$326.69
Days on Market169
Property Features for 80 Winthrop St
General Information
Standard status
Active
Size
2,357 SF
Property subtype
Multi-Family
Zoning
r3
Net Operating Income
$68,400
Taxes and HOA fees
Annual Taxes
$7,163
Building Details
Building Size
2,357 SF
Year Built
1890
Stories
3
Listing Agency:
RE/MAX Partners
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Mar 30
Changed: Sep 13
Last Checked: Sep 13 at 5:35AM
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 RE/MAX Partners
Investment Insights
Based on property information with market context.
Two-family duplex built in 1890, offered with 2,357 SF of living space and an oversized lot. The property includes ample off-street parking and a spacious backyard, designed for everyday use and entertaining.
The configuration also provides room to expand, including the potential to add an ADU or future additions. The home’s duplex setup supports both owner-occupancy and rental generation within the same property.
Located at 80 Winthrop Street in Brockton, Massachusetts, this is a practical option for buyers looking for a two-family residence with outdoor space and flexibility for additional on-site improvements.
The configuration also provides room to expand, including the potential to add an ADU or future additions. The home’s duplex setup supports both owner-occupancy and rental generation within the same property.
Located at 80 Winthrop Street in Brockton, Massachusetts, this is a practical option for buyers looking for a two-family residence with outdoor space and flexibility for additional on-site improvements.
Key Highlights
- 2,357 SF two‑family duplex
- Built in 1890
- Oversized lot
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
$40,652
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
5.28%
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%
$813,040
$813.0K
Cap Rate 7%
$580,743
$580.7K
Cap Rate 9%
$451,689
$451.7K
Market Conditions
NOI Build-Up for 2,357 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
$60.8K $25.80/SF
− Vacancy
−$2.7K −$1.16/SF
EGI
$58.1K $24.64/SF
− OpEx
−$17.4K −$7.39/SF
NOI
$40.7K $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%
$813,040
Cap Rate 7%
$580,743
Cap Rate 9%
$451,689
Alternative Uses
Best Use
Multifamily LT 5
$580.7K
$508.2K – $677.5K
NOI $40,652 @ 7.0% cap · market cap 5.28%
Second Best
Apartment 5plus
$514.0K
$449.8K – $599.7K
NOI $35,983 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$1.12M
$980.9K – $1.31M
NOI $78,471 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,574
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family duplex built in 1890, set on an oversized lot with ample off-street parking and a spacious backyard.
Where is this duplex located?
The property is located at 80 Winthrop St Brockton, MA.
What is the asking price?
The asking price for this property is $770,000.
What are key features of this property?
This property features: 2,357 SF two‑family duplex; Built in 1890; Oversized lot
