Triplex with Updated
For Sale
$849,000
863 North Main Street, Brockton, MA 02301
Three-story multifamily property with eight bedrooms, stamped plans, and recent roof, window, and siding improvements.
Property Size3,060 SF
Lot Size0.16 Acres
Price / SF$277.45
Days on Market347
Property Features for 863 North Main Street
General Information
Standard status
Active
Size
3,060 SF
Total Parking Spaces
6
Lot size
0.16 Acres
Property subtype
Multi-family / 3 Family
Zoning
C5
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$7,070
Amenities
City/Town Sewer, Public
No
3.0
Full
3
3.00
Shingle
Porch
Building Details
Year Built
1925
Stories
3
Listing Agency:
Coldwell Banker Realty - Easton
(508) 230-2544
Listed By:
Richardson Luc · License #9529610
(508) 230-2544
Source:
Compass
Added: Sep 19, 2025
Changed: Aug 31
Last Checked: Aug 31 at 2:05AM
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 Coldwell Banker Realty - Easton
Investment Insights
Based on property information with market context.
This three-family property offers 3,060 square feet of living area across three stories, with eight bedrooms and a layout suited to continued renovation. Built in 1925, the building retains its original residential character while benefiting from a new roof, new windows, and new siding. Stamped plans are available for the property.
The site encompasses a 7,039-square-foot lot at 863 North Main Street in Brockton, Massachusetts. C5 zoning applies, and the property is located in Plymouth County. A porch provides exterior space, while the existing configuration offers a substantial framework for restoring and reworking the interior.
The site encompasses a 7,039-square-foot lot at 863 North Main Street in Brockton, Massachusetts. C5 zoning applies, and the property is located in Plymouth County. A porch provides exterior space, while the existing configuration offers a substantial framework for restoring and reworking the interior.
Key Highlights
- Three‑family property with 3,060 square feet of living area
- Eight‑bedroom layout across three stories
- 7,039‑square‑foot lot at 863 North Main Street
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
$52,777
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
6.22%
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%
$1,055,540
$1.1M
Cap Rate 7%
$753,957
$754.0K
Cap Rate 9%
$586,411
$586.4K
Market Conditions
NOI Build-Up for 3,060 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
$78.9K $25.80/SF
− Vacancy
−$3.6K −$1.16/SF
EGI
$75.4K $24.64/SF
− OpEx
−$22.6K −$7.39/SF
NOI
$52.8K $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%
$1,055,540
Cap Rate 7%
$753,957
Cap Rate 9%
$586,411
Alternative Uses
Best Use
Multifamily LT 5
$754.0K
$659.7K – $879.6K
NOI $52,777 @ 7.0% cap · market cap 6.22%
Second Best
Apartment 5plus
$667.4K
$584.0K – $778.6K
NOI $46,716 @ 7.0% cap · market cap 5.50%
Theoretical Best
Office A
$1.46M
$1.27M – $1.70M
NOI $101,876 @ 7.0% cap · market cap 12.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
896
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-story multifamily property with eight bedrooms, stamped plans, and recent roof, window, and siding improvements.
Where is this triplex located?
The property is located at 863 North Main Street Brockton, MA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Three‑family property with 3,060 square feet of living area; Eight‑bedroom layout across three stories; 7,039‑square‑foot lot at 863 North Main Street
