Side-by-side comparison of New Bedford, MA and Brockton, MA — cap rates, rent, prices, and investment metrics.
Cash flow: New Bedford has the edge with an estimated cap rate of 3.40% compared to Brockton's 3.13%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $310,000 in New Bedford vs $380,000 in Brockton, while rents come in at $1,480/mo and $1,720/mo respectively.
Growth & appreciation: Brockton is growing faster at 0.3% annually vs New Bedford's 0.2%. New Bedford leads on home value appreciation at 2.8% per year.
Costs & risk: Property taxes are 1.2% in New Bedford vs 1.22% in Brockton. Vacancy rates of 5.8% and 5.2% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: New Bedford edges out Brockton on most key metrics. While cap rates are moderate at 3.40%, New Bedford's overall profile is stronger. Use our free calculators to model specific deals in New Bedford or Brockton.