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Property profile & analytics
OFF-MARKET
Investment properties
115 Main St, East Brookfield, MA 01515-1507
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0228361
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
BRICK
Total area
2,645 SF
Lot
17.31 ac (754,024 SF)
Zoning code
R
APN
EBRO M:0043 B:0211 L:00090
UPID
US38-0228361
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Patriot Storage LLC · 1 yrs held
Patriot Storage LLC
since 2025
Last sale
$35,678
6 recorded transactions
Zoning & alternative use
R · East Brookfield, 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 East Brookfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East 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
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
$7,527
Tax year 2024
Assessed value
$589,400
Assessed 2024
Previous assessed
$565,900
+4.2% YoY
Effective rate
1.28%
On assessed value
Assessed land
$96,200
Assessed improvement
$493,200
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
1900
Construction
BRICK
Heating
FORCED AIR
Buildings
2
Stories
2
Units
2
Rooms
8
Bathrooms
2
Total area
2,645 SF
Lot
17.31 ac (754,024 SF)
Zoning code
R
APN
EBRO M:0043 B:0211 L:00090
UPID
US38-0228361
Jurisdiction
EAST BROOKFIELD
Zoning & alternative use
R · East Brookfield, MA
Zoning R · permitted uses
R · East Brookfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Brookfield. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1900
Construction
BRICK
Heating
FORCED AIR
Stories
2
Buildings
2
Units
2
Rooms
8
Bathrooms
2
Lot
17.31 ac
Current owner
From public records · entity-resolved
Patriot Storage LLC
Entity
Mailing address
PO BOX 333, SPENCER, MA 01562-0333
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2025
$1,000,000
Patriot Storage LLC
Joseph W Lacroix
Deed
$800,000 · Joseph W Lacroix
Mar 9, 2022
$35,678
Deborah Carpe
Joseph W Lacroix
Quit Claim Arm's Length For Ne States
—
Oct 10, 2012
—
Joseph W Lacroix
—
Deed Of Trust
related
$212,000 · Familyfirst Bank
Aug 13, 2010
$160,000
Joseph W Lacroix
Petruzzi,john J
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
$160,000 · Familyfirst Bank
Jan 11, 2006
—
John J Petruzzi
—
Deed Of Trust
related
$66,531 · Spencer Savings Bank Sla
Jun 26, 1996
—
John J Petruzzi
—
Deed Of Trust
related
$126,000 · Spencer Savings Bank Sla
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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