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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Office buildings
111 Torrey St, Brockton, MA 02301-4800
Individually Owned
12-yr Hold
Absentee Owner
Property ID
US38-2543584
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Total area
11,237 SF
Lot
1.3 ac (56,628 SF)
Zoning code
C5
APN
BROC M:018 R:166 S:
UPID
US38-2543584
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
-
Frenette & Associates, P.C. Law Firm
-
Apex Medical Wellness - Brockton Medical Clinic
-
Jennifer Hall Hall Difalco Pediatrician Physician
-
Apex Medical Wellness Medical Clinic
-
healthcare workers rising Home Health Care Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$774k
Blend (final)
Blend
$960k
Owner & transaction history
Rayan L Vieira · 12 yrs held
Rayan L Vieira
since 2013
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
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
$960k
Range $864k – $1.06M · ±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
$85 / 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
$28,615
Tax year 2024
Assessed value
$1,189,800
Assessed 2024
Previous assessed
$1,189,800
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$522,400
Assessed improvement
$667,400
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
1977
Heating
FORCED AIR
Buildings
1
Stories
1
Total area
11,237 SF
Lot
1.3 ac (56,628 SF)
Zoning code
C5
APN
BROC M:018 R:166 S:
UPID
US38-2543584
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
1977
Heating
FORCED AIR
Stories
1
Buildings
1
Lot
1.3 ac
Current owner
From public records · entity-resolved
Rayan L Vieira
Individual
Mailing address
60 LANDFALL, FALMOUTH, MA 02540-1658
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
May 22, 2014
—
Rayan L Vieira
—
Deed Of Trust
related
$198,801 · Radius Financial Group INC
Aug 20, 2013
$197,500
Rayan L Vieira
Hapgood,joel C & Michelle
Quit Claim Deed
$190,869 · Radius Financial Group INC
Apr 9, 2004
—
Joel C Hapgood
—
Deed Of Trust
related
$220,000 · National City Mortgage Co
Aug 31, 1998
—
Clifford A Durlin
—
Deed Of Trust
related
$90,765 · East-west Mortgage Corp
Jun 2, 1998
$64,460
Michael Lawrence
Asthma & Allergy Phys
Grant Deed
—
Jun 24, 1993
—
Clifford A Durlin
—
Deed Of Trust
related
$116,300 · Fleet Real Estate Funding Corp
Sep 16, 1988
$120,000
Clifford A Durlin
Sotzing,robert II
Grant Deed
$121,200 · Fleet Mortgage Corp
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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