Two-Family Residential Income
For Sale
$709,900
Pending
95 E Ashland St, Brockton, MA 02302
Well-maintained two-family property with a newer roof, lead certifications, and parking for up to six vehicles.
Property Size2,500 SF
Days on Market47
Property Features for 95 E Ashland St
General Information
Standard status
Pending
Size
2,500 SF
Total Parking Spaces
6
Property subtype
Multi Family Home
Zoning
R2
Taxes and HOA fees
Annual Taxes
$7,777
Building Details
Building Size
2,500 SF
Year Built
1880
Stories
3
Units
2
Listing Agency:
Hargrove & Associates Real Estate, LLC
(877) 595-4003
Listed By:
Jason Hargrove · License #455014190
(508) 527-3523
Source:
Thefirmreg
Added: Jul 21
Changed: Aug 23
Last Checked: Jul 24 at 10:22AM
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 Hargrove & Associates Real Estate, LLC
Investment Insights
Based on property information with market context.
This well-maintained two-family property offers two distinct living layouts. The first-floor unit includes a large eat-in kitchen, a comfortable living room, and two bedrooms. The second and third floors are combined into a townhouse-style layout with a modern eat-in kitchen, bright living room, two bedrooms on the second floor, and two additional bedrooms on the third floor, including a spacious master suite with closet space.
The property includes a newer roof installed in 2023, lead certifications for both units, and insulation completed through Mass Save in 2024. Outside, there is a spacious backyard and parking for up to six vehicles.
Positioned for both long-term occupancy and rental use, the home’s two-unit configuration and updated building elements support straightforward, manageable operations.
The property includes a newer roof installed in 2023, lead certifications for both units, and insulation completed through Mass Save in 2024. Outside, there is a spacious backyard and parking for up to six vehicles.
Positioned for both long-term occupancy and rental use, the home’s two-unit configuration and updated building elements support straightforward, manageable operations.
Key Highlights
- Well‑maintained two‑family property built in 1880
- Newer roof installed in 2023
- Lead certifications completed for both units
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
$43,118
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
6.07%
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%
$862,360
$862.4K
Cap Rate 7%
$615,971
$616.0K
Cap Rate 9%
$479,089
$479.1K
Market Conditions
NOI Build-Up for 2,500 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
$64.5K $25.80/SF
− Vacancy
−$2.9K −$1.16/SF
EGI
$61.6K $24.64/SF
− OpEx
−$18.5K −$7.39/SF
NOI
$43.1K $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%
$862,360
Cap Rate 7%
$615,971
Cap Rate 9%
$479,089
Alternative Uses
Best Use
Multifamily LT 5
$616.0K
$539.0K – $718.6K
NOI $43,118 @ 7.0% cap · market cap 6.07%
Second Best
Apartment 5plus
$545.2K
$477.1K – $636.1K
NOI $38,166 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,232 @ 7.0% cap · market cap 11.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
807
Businesses Nearby
Explore this area
Business Placement
Demographics for 02302, MA
36,202
Population
12,828
Households
2.8
Avg Household Size
38
Median Age
21%
College-Educated
83%
High-School Grad
8.9 sq mi
ZIP Area
4,068
Density / Sq Mi
$87,560
Median Household Income
$45,342
Median Earnings
$1,476
Median Rent
$395,000
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?
Duplex - Well-maintained two-family property with a newer roof, lead certifications, and parking for up to six vehicles.
Where is this duplex located?
The property is located at 95 E Ashland St Brockton, MA.
What is the asking price?
The asking price for this property is $709,900.
What are key features of this property?
This property features: Well‑maintained two‑family property built in 1880; Newer roof installed in 2023; Lead certifications completed for both units
