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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Commercial land
11 Perkins Ave, Brockton, MA 02301-6865
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1986625
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1840
Total area
2,700 SF
Lot
0.08 ac (3,341 SF)
Zoning code
C2
APN
BROC M:116 R:036 S:
UPID
US38-1986625
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
$630k
CAP Approach
CAP
$770k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$715k
Owner & transaction history
9 Perkins Ave LLC · 3 yrs held
9 Perkins Ave LLC
since 2023
Last sale
$800,000
2 recorded transactions
Zoning & alternative use
C2 · Brockton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$890,000
+126.0%
Auto repair, garage
$650,000
+65.8%
Retail stores
$435,000
+10.1%
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
$575,000
ML approach
$630,000
CAP Approach
CAP Return
Estimation
6%
$835,000
6.5%
$770,000
7%
$715,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$890,000
Change: +126% · Conversion: Easy
AUTO REPAIR, GARAGE
$650,000
Change: +66% · Conversion: Difficult
RETAIL STORES
$435,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $800k (Jun 16 2023)
Last sale anchor
$800k
Jun 16 2023
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
$265 / 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
$1,700
Tax year 2024
Assessed value
$70,700
Assessed 2024
Previous assessed
$70,700
+0.0% YoY
Effective rate
2.40%
On assessed value
Assessed land
$66,100
Assessed improvement
$4,600
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1840
Heating
FORCED AIR
Stories
2
Rooms
14
Bathrooms
3
Total area
2,700 SF
Lot
0.08 ac (3,341 SF)
Zoning code
C2
APN
BROC M:116 R:036 S:
UPID
US38-1986625
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Brockton, MA
Zoning C2 · permitted uses
C2 · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$890,000
AUTO REPAIR, GARAGE
Est. value
$650,000
RETAIL STORES
Est. value
$435,000
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1840
Heating
FORCED AIR
Stories
2
Rooms
14
Bathrooms
3
Lot
0.08 ac
Current owner
From public records · entity-resolved
9 Perkins Ave LLC
Entity
Mailing address
11 PERKINS AVE, BROCKTON, MA 02301-6865
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2023
$800,000
9 Perkins Ave LLC
Perkins Avenue RT
Quit Claim Arm's Length For Ne States
$600,000 · Rockland Trust Co
Aug 26, 2016
$190,100
Fontes Trust
Big B Capital LLC
Quit Claim Deed
—
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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