Duplex with Walk-Out
For Sale
$650,000
936 Warren Avenue, Brockton, MA 02301
R3-zoned property with insulated windows, washer hookup, and covered porch.
Property Size2,546 SF
Price / SF$255.30
Days on Market393
Property Features for 936 Warren Avenue
General Information
Standard status
Active
Size
2,546 SF
Total Parking Spaces
5
Property subtype
Multi-family / 2 Family
Zoning
R3
Taxes and HOA fees
Annual Taxes
$7,260
Amenities
No
Varies
3.0
Insulated Windows
Washer Hookup
Full, Partially Finished, Walk Out, Concrete Floor
3
3.00
Frame, Brick, Stone
Shingle
Rain Gutters, Porch
Porch
Building Details
Year Built
1880
Listing Agency:
Emorrison Williams
Listed By:
Emorrison Williams · License #9018663
(857) 237-1098
Source:
Compass
Added: Aug 7, 2025
Changed: Aug 31
Last Checked: Aug 30 at 11:19AM
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 Emorrison Williams
Investment Insights
Based on property information with market context.
This duplex contains 2,546 square feet and was built in 1880. The property has a frame, brick, and stone exterior with shingle roofing, rain gutters, and a porch. Interior features include insulated windows, washer hookups, and a partially finished walk-out basement with a concrete floor.
Located at 936 Warren Avenue in Brockton, Massachusetts, the property is zoned R3 and offered in its present AS IS condition. Access for showings is subject to availability.
Located at 936 Warren Avenue in Brockton, Massachusetts, the property is zoned R3 and offered in its present AS IS condition. Access for showings is subject to availability.
Key Highlights
- 2,546‑square‑foot duplex built in 1880
- R3 zoning
- Partially finished walk‑out basement with concrete floor
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
$43,912
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
6.76%
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%
$878,240
$878.2K
Cap Rate 7%
$627,314
$627.3K
Cap Rate 9%
$487,911
$487.9K
Market Conditions
NOI Build-Up for 2,546 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
$65.7K $25.80/SF
− Vacancy
−$3.0K −$1.16/SF
EGI
$62.7K $24.64/SF
− OpEx
−$18.8K −$7.39/SF
NOI
$43.9K $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%
$878,240
Cap Rate 7%
$627,314
Cap Rate 9%
$487,911
Alternative Uses
Best Use
Multifamily LT 5
$627.3K
$548.9K – $731.9K
NOI $43,912 @ 7.0% cap · market cap 6.76%
Second Best
Apartment 5plus
$555.3K
$485.9K – $647.8K
NOI $38,869 @ 7.0% cap · market cap 5.98%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,763 @ 7.0% cap · market cap 13.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
532
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - R3-zoned property with insulated windows, washer hookup, and covered porch.
Where is this duplex located?
The property is located at 936 Warren Avenue Brockton, MA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2,546‑square‑foot duplex built in 1880; R3 zoning; Partially finished walk‑out basement with concrete floor
