Investment Analysis — 186 Pearl St

Brockton, MA 02301

Based on HUD Small Area Fair Market Rent for Brockton, MA HUD Metro FMR Area, a 3-bedroom in 02301 carries an estimated $2,800/mo in gross rent — about a 4.56% cap rate and $20,753/yr in estimated NOI at the $455,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

1.5

SqFt

964

Style

Single Family

Built

1976

$455,000Priced to Sell! | 3 Bedrooms | 1 Bath | 964 Sq. Ft.Welcome to one of the nicest streets in Brockton. This 3-bedroom, 1-bath home offers 964 square feet of living space above grade, plus a lower level with additional finished and unfinished space and plenty of potential.The partially finished lower level includes an additional bedroom, living room, partial kitchen area, and abundant storage space, providing plenty of opportunity for additional living area, an in-law setup, home office, recreation space, or future expansion.The property sits on a great-sized yard and offers tremendous potential for a buyer willing to put in some work. This is a fixer-upper and is being offered at $455,000, priced to sell.?? IMPORTANT: CONSERVATORSHIP SALEThis property is being sold through a conservatorship, meaning that all offers must be presented to and approved by a Probate Court judge.Buyers should be prepared for a potentially extended closing/approval process. The anticipated turnaround for Probate Court approval may be approximately 60–90 days. Stronger, more compelling offers may help facilitate a faster process, although the final timeline is determined by the court.This is a unique opportunity to purchase a property in a desirable Brockton location with lots of potential and room to create value.?? Asking Price: $455,000?? For more information or to schedule a showing:CALL LISTING AGENTThis is a must-see! Come take a look and imagine what you can do with this property.

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: 482 sq ft (the lesser of 900 sq ft or half the 964 sq ft principal dwelling). Lot size: 6,098 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.