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Property profile & analytics
OFF-MARKET
Estimated value
$2,195,000
Office buildings
103 Commercial St Brockton, MA 02302-3133
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US38-0174009
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1897
Total area
31,847 SF
Lot
0.25 ac (10,707 SF)
Zoning code
I2
APN
BROC M:150 R:017 S:
UPID
US38-0174009
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
-
Brophy & Phillips Co., Inc. Construction Company General Contractor
-
South Bay Mental Health Center Medical Clinic
-
South Bay Community Services Medical Clinic
-
Dr. Peter Scanlon Crisis Center Medical Clinic
-
Taylor Bridges Counselor Psychologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.39M
Blend (final)
Blend
$2.20M
Owner & transaction history
88 Lincoln St Broc LLC · 16 yrs held
88 Lincoln St Broc LLC
since 2010
7 recorded transactions
Zoning & alternative use
I2 · Brockton, MA
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.20M
Range $1.98M – $2.41M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$69 / SF
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
$60,065
Tax year 2024
Assessed value
$2,497,500
Assessed 2024
Previous assessed
$2,497,500
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$189,400
Assessed improvement
$2,308,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1897
Heating
FORCED AIR
Buildings
1
Stories
4
Units
4
Total area
31,847 SF
Lot
0.25 ac (10,707 SF)
Zoning code
I2
APN
BROC M:150 R:017 S:
UPID
US38-0174009
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
I2 · Brockton, MAZoning I2 · permitted uses
I2 · Brockton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Building & site characteristics
From public records
Year built
1897
Heating
FORCED AIR
Stories
4
Buildings
1
Units
4
Lot
0.25 ac
Current owner
From public records · entity-resolved
88 Lincoln St Broc LLC
Entity
Mailing address
1280 BELMONT ST STE #2, BROCKTON, MA 02301-4441
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2013
—
88 Lincoln St Brockt LLC
—
Deed Of Trust
related
$1,926,000 · Rockland Trust Co
Jul 16, 2010
$325,000
88 Lincoln St Broc LLC
Hackel,alan J
Grant Deed
—
Dec 8, 2005
$1
Alan J Hackel
Ames-lincoln RT
Grant Deed
related
—
Dec 8, 2005
—
Alan J Hackel
—
Deed Of Trust
related
$100,000 · Rockland Trust Co
Apr 10, 1990
—
Ames-lincoln RT
—
Deed Of Trust
related
$400,000 · Boston Trade Bank
Apr 9, 1990
—
Ames-lincoln RT
—
Deed Of Trust
related
$400,000 · Boston Trade Bank
Oct 19, 1988
—
Ames-lincoln RT
—
Deed Of Trust
related
$650,000 · Shawmut Bank Of Boston
Oct 14, 1988
—
Ames-lincoln RT
—
Deed Of Trust
related
$650,000 · Shawmut Bank Of Boston
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.
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