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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Investment properties
106 Main St, West Brookfield, MA 01585-3249
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-1169542
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1880
Construction
CONCRETE
Total area
4,196 SF
Lot
3.2 ac (139,392 SF)
Zoning code
RR
APN
WBFD M:012 B:00024 L:00000
UPID
US38-1169542
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$580k
Comparable Approach
Comparable
$718k
Blend (final)
Blend
$625k
Owner & transaction history
Carroll Property Mgmt · 11 yrs held
Carroll Property Mgmt
since 2015
3 recorded transactions
Zoning & alternative use
RR · West Brookfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$660,000
+42.6%
Auto repair, garage
$645,000
+39.4%
Office building
$570,000
+23.6%
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 West Brookfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Brookfield 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%
$630,000
6.5%
$580,000
7%
$540,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$460,000
Current use
RETAIL STORES
$660,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$645,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$570,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$530,000
Change: +15% · Conversion: Difficult
WAREHOUSE, STORAGE
$420,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$149 / 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
$10,006
Tax year 2024
Assessed value
$891,000
Assessed 2024
Previous assessed
$813,700
+9.5% YoY
Effective rate
1.12%
On assessed value
Assessed land
$59,200
Assessed improvement
$831,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1880
Construction
CONCRETE
Heating
FORCED AIR
Buildings
3
Stories
1
Rooms
8
Bathrooms
2
Total area
4,196 SF
Lot
3.2 ac (139,392 SF)
Zoning code
RR
APN
WBFD M:012 B:00024 L:00000
UPID
US38-1169542
Jurisdiction
WEST BROOKFIELD
Zoning & alternative use
RR · West Brookfield, MA
Zoning RR · permitted uses
RR · West Brookfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Brookfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$460,000
RETAIL STORES
Est. value
$660,000
AUTO REPAIR, GARAGE
Est. value
$645,000
OFFICE BUILDING
Est. value
$570,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$530,000
WAREHOUSE, STORAGE
Est. value
$420,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1880
Construction
CONCRETE
Heating
FORCED AIR
Stories
1
Buildings
3
Rooms
8
Bathrooms
2
Lot
3.2 ac
Current owner
From public records · entity-resolved
Carroll Property Mgmt
Entity
Mailing address
216 RAGGED HL RD, WEST BROOKFIELD, MA 01585-2525
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2015
$150,000
Carroll Property Mgmt
Casavant Selynn I
Quit Claim Deed
—
Mar 11, 2013
—
Selynn I Casavant
—
Deed Of Trust
related
$50,000 · Country Bank
Apr 1, 1999
$189,000
Raymond J Plante
Salem,michael E
Grant Deed
$170,100 · Pinnfund
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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