Investment Analysis — 148 Ettrick St

Brockton, MA 02301

Based on HUD Small Area Fair Market Rent for Brockton, MA HUD Metro FMR Area, a 2-bedroom in 02301 carries an estimated $2,240/mo in gross rent — about a 3.20% cap rate and $16,015/yr in estimated NOI at the $500,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

1.5

SqFt

1,314

Style

Single Family

Built

1924

Welcome to this charming 2-bedroom Cape offering comfortable living with thoughtful updates and flexible spaces. The remodeled kitchen features granite countertops, a center island with a built-in vegetable sink, and a widened butler’s pantry providing additional storage and functionality. The spacious living areas feature beautiful hardwood flooring, while the converted garage offers versatile bonus space, previously used as a mancave and currently utilized as office space for a business, with flexibility for the new owner. Recent updates include an added half bath, fresh interior paint, and an additional outdoor bonus/entertainment room perfect for entertaining or relaxing. Enjoy a maintenance-free turf backyard and convenient storage space. With its functional layout, thoughtful updates, and versatile bonus spaces, this well-maintained home is move-in ready and a must-see!

ADU Potential

Massachusetts allows one accessory dwelling unit by right in single-family zoning districts statewide (M.G.L. c. 40A §3; 760 CMR 71.00, effective Feb 2025). Estimated maximum ADU size for this property: 657 sq ft (the lesser of 900 sq ft or half the 1,314 sq ft principal dwelling). Lot size: 6,251 sq ft.

Based on listing data, which indicates the property type — not the zoning district. Local dimensional, septic (Title 5), and historic-district requirements still apply. Not legal advice — verify with the municipality.

Estimates — not financial advice

These figures are illustrative estimates for informational purposes only — not an appraisal, valuation, or guarantee of rent, income, or returns, and not financial, tax, or investment advice. Rent is either the figure reported on the MLS listing — in-place rent that may differ from market and is not verified against the actual leases — or, where the listing reports none, an estimate from HUD Small Area Fair Market Rents, a government benchmark that may differ from actual market rent. Each figure is labelled with its source. Cap rate, NOI, and returns depend on the assumptions shown, which you can change. MLS and other third-party data may be inaccurate or out of date. Verify all figures independently and consult your own financial, tax, and legal advisors before making any investment decision.