Renovated Triplex with Bonus
For Sale
$989,900
809 Warren Ave, Brockton, MA 02301
R3-zoned three-story property with updated systems and backyard parking.
Property Size3,855 SF
Price / SF$256.78
Days on Market12
Property Features for 809 Warren Ave
General Information
Standard status
Active
Size
3,855 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
R3
Occupancy
100%
Net Operating Income
$54,000
Additional Details
Public Transit
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$9,059
Amenities
chicken coop
Building Details
Building Size
3,855 SF
Year Built
1910
Stories
3
Listing Agency:
Andrade Associates Real Estate, Inc.
Listed By:
Jose F Lopes · License #9083443
(508) 837-4935
Source:
Laerrealty
Added: Sep 16
Changed: Sep 26
Last Checked: Sep 26 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 Andrade Associates Real Estate, Inc.
Investment Insights
Based on property information with market context.
This three-family property at 809 Warren Ave in Brockton, MA, was built in 1910 and extends across three stories. The layout includes 9 bedrooms and 4 full bathrooms, with renovations completed over the last 10 years. Updates include kitchens, bathrooms, flooring, walls, the roof, 3 furnaces, and hot water equipment. The basement has been reframed to accommodate additional bonus rooms.
All 3 floors are occupied, and the second-floor lease expires in December. The property also includes backyard parking for at least 5 cars, an R3 zoning designation, and a chicken coop. Bus service is available at the front door for travel within town and to Boston.
All 3 floors are occupied, and the second-floor lease expires in December. The property also includes backyard parking for at least 5 cars, an R3 zoning designation, and a chicken coop. Bus service is available at the front door for travel within town and to Boston.
Key Highlights
- Three‑family property with 9 bedrooms and 4 full bathrooms
- Three‑story layout with renovations completed over the last 10 years
- Updated kitchens, bathrooms, floors, walls, roof, 3 furnaces, and hot water equipment
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
$66,488
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
6.72%
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%
$1,329,760
$1.3M
Cap Rate 7%
$949,829
$949.8K
Cap Rate 9%
$738,756
$738.8K
Market Conditions
NOI Build-Up for 3,855 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
$99.5K $25.80/SF
− Vacancy
−$4.5K −$1.16/SF
EGI
$95.0K $24.64/SF
− OpEx
−$28.5K −$7.39/SF
NOI
$66.5K $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%
$1,329,760
Cap Rate 7%
$949,829
Cap Rate 9%
$738,756
Alternative Uses
Best Use
Multifamily LT 5
$949.8K
$831.1K – $1.11M
NOI $66,488 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$840.8K
$735.7K – $980.9K
NOI $58,853 @ 7.0% cap · market cap 5.95%
Theoretical Best
Office A
$1.83M
$1.60M – $2.14M
NOI $128,344 @ 7.0% cap · market cap 12.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
776
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
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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?
Triplex - R3-zoned three-story property with updated systems and backyard parking.
Where is this triplex located?
The property is located at 809 Warren Ave Brockton, MA.
What is the asking price?
The asking price for this property is $989,900.
What are key features of this property?
This property features: Three‑family property with 9 bedrooms and 4 full bathrooms; Three‑story layout with renovations completed over the last 10 years; Updated kitchens, bathrooms, floors, walls, roof, 3 furnaces, and hot water equipment
