Three-Unit Multifamily
New
For Sale
$899,999
957 Warren Ave, Brockton, MA 02301
Residential income property with basement laundry, rear parking, balconies, and a fenced outdoor area.
Property Size4,709 SF
Days on Market2
Property Features for 957 Warren Ave
General Information
Standard status
Active
Size
4,709 SF
Property subtype
Investment
Units
Unit Mix
3 x 4BR/1BA
Multifamily Units
3
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$9,382
Amenities
laundry
balcony
fenced-in area
Building Details
Building Size
4,709 SF
Year Built
1900
Stories
6
Units
3
Listed By:
Detra Offutt
(774) 274-2043
Source:
Elliman
Added: Sep 9
Last Checked: Sep 9 at 3:25PM
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 Detra Offutt
Investment Insights
Based on property information with market context.
This 1900-built triplex contains three residential units, with each unit offering 4 bedrooms and 1 full bathroom. The property also includes a full basement with partially finished space and laundry facilities, along with balcony areas at the front and side of the building. A fenced outdoor section and parking are located behind the home.
The property is situated at 957 Warren Ave in Brockton, Massachusetts, with public transportation, shopping, schools, restaurants, and other everyday amenities nearby. WalkScore is 77, BikeScore is 51, and TransitScore is 37, reflecting walkable access, bikeable conditions, and available transit service.
The property is situated at 957 Warren Ave in Brockton, Massachusetts, with public transportation, shopping, schools, restaurants, and other everyday amenities nearby. WalkScore is 77, BikeScore is 51, and TransitScore is 37, reflecting walkable access, bikeable conditions, and available transit service.
Key Highlights
- Three residential units, each with 4 bedrooms and 1 full bathroom
- Full basement with partially finished space and laundry
- Front and side balcony areas
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
$81,218
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
9.02%
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%
$1,624,360
$1.6M
Cap Rate 7%
$1,160,257
$1.2M
Cap Rate 9%
$902,422
$902.4K
Market Conditions
NOI Build-Up for 4,709 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
$121.5K $25.80/SF
− Vacancy
−$5.5K −$1.16/SF
EGI
$116.0K $24.64/SF
− OpEx
−$34.8K −$7.39/SF
NOI
$81.2K $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%
$1,624,360
Cap Rate 7%
$1,160,257
Cap Rate 9%
$902,422
Alternative Uses
Best Use
Multifamily LT 5
$1.16M
$1.02M – $1.35M
NOI $81,218 @ 7.0% cap · market cap 9.02%
Second Best
Apartment 5plus
$1.03M
$898.6K – $1.20M
NOI $71,890 @ 7.0% cap · market cap 7.99%
Theoretical Best
Office A
$2.24M
$1.96M – $2.61M
NOI $156,776 @ 7.0% cap · market cap 17.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
711
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 - Residential income property with basement laundry, rear parking, balconies, and a fenced outdoor area.
Where is this triplex located?
The property is located at 957 Warren Ave Brockton, MA.
What is the asking price?
The asking price for this property is $899,999.
What are key features of this property?
This property features: Three residential units, each with 4 bedrooms and 1 full bathroom; Full basement with partially finished space and laundry; Front and side balcony areas
