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Property profile & analytics
OFF-MARKET
Day care centers
10 Pearl St, Brockton, MA 02301-1708
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-1141628
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1973
Total area
2,298 SF
Lot
0.99 ac (43,116 SF)
Zoning code
C5
APN
BROC M:012 R:005 S:
UPID
US38-1141628
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Old Colony Adult Day Health Care Adult Day Care
-
Vitra Adult Day Health Adult Day Care
-
Emergency Dentist Dental Office
-
Paul Wasson Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
10 N Pearl Street LLC · 7 yrs held
10 N Pearl Street LLC
since 2019
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
C5 · Brockton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Brockton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brockton submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$24,002
Tax year 2024
Assessed value
$998,000
Assessed 2024
Previous assessed
$998,000
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$354,500
Assessed improvement
$643,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1973
Heating
FORCED AIR
Buildings
1
Stories
1
Rooms
9
Bathrooms
2
Total area
2,298 SF
Lot
0.99 ac (43,116 SF)
Zoning code
C5
APN
BROC M:012 R:005 S:
UPID
US38-1141628
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C5 · Brockton, MA
Zoning C5 · permitted uses
C5 · Brockton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brockton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1973
Heating
FORCED AIR
Stories
1
Buildings
1
Rooms
9
Bathrooms
2
Lot
0.99 ac
Current owner
From public records · entity-resolved
10 N Pearl Street LLC
Entity
Mailing address
14 WOOD RD, BRAINTREE, MA 02184-2403
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2019
$980,000
10 N Pearl Street LLC
Us Small Busn Admin
Quit Claim Deed
$968,000 · Rockland Tr
Oct 5, 2018
$650,100
Us Small Busn Adm
Ashwood Props LLC|rockland T Co
Foreclosure
related
—
Jan 31, 2012
$1,125,000
Ashwood Properties LLC
Kimbeck RT
Grant Deed
$750,000 · Rockland Trust Co
Jan 31, 2012
—
Ashwood Properties LLC
—
Deed Of Trust
related
$600,000 · Rockland Trust Co
May 2, 2002
$915,000
Kimbeck RT
Component Props
Grant Deed
—
—
—
Ashwood Properties LLC
—
Deed Of Trust
related
$620,000 · Miscellaneous Govt Agcy
—
—
Ashwood Props LLC
—
Deed Of Trust
related
$49,686 · Carol Barton
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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