Investment Analysis — 55 Mellen 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 2.97% cap rate and $19,273/yr in estimated NOI at the $649,900 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,943

Style

Single Family

Built

1980

Home for the Holidays!!! Gorgeous,meticulous Cape style home with attached garage near Avon line. This dead end street gives quick highway and commuter rail access. Eat in kitchen with stainless steel appliances and granite counter tops. The open floor plan with hardwood floors in dining and living room give way to a gorgeous gas fireplace. Two generous size bedrooms and updated bath are all on the first floor. Second level completely finished with laundry and In law potential.It has a full bath and sunken great room and A bedroom that runs the length of the home.Landscape is professionally maintained. Large finished basement bonus room with a Harmon Pellet stove (self-feeding thermostat),French drain system and a workshop and laundry area.Fenced back yard includes a large shed/cabana with power,Year round perennial gardens,unused well,Back patio with custom benches,Pergola,cooking station and covered seating area.

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: 900 sq ft (the lesser of 900 sq ft or half the 1,943 sq ft principal dwelling). Lot size: 14,505 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.

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