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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Investment properties
1185-1187 Main St, Brewster, MA 02631
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0056561
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2000
Construction
FRAME
Total area
4,145 SF
Lot
2.8 ac (121,796 SF)
Zoning code
RESD.
APN
BREW M:37 B:97
UPID
US38-0056561
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
$890k
Comparable Approach
Comparable
$912k
Blend (final)
Blend
$925k
Owner & transaction history
Plinio A Guglielmetti · 5 yrs held
Plinio A Guglielmetti
since 2021
7 recorded transactions
Zoning & alternative use
RESD. · Brewster, 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 Brewster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brewster 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%
$965,000
6.5%
$890,000
7%
$825,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,150,000
Current use
RETAIL STORES
$940,000
Change: -19% · Conversion: Easy
OFFICE BUILDING
$935,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±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
$223 / 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
$8,649
Tax year 2024
Assessed value
$1,270,100
Assessed 2024
Previous assessed
$1,270,100
+0.0% YoY
Effective rate
0.68%
On assessed value
Assessed land
$414,400
Assessed improvement
$855,700
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2000
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Total area
4,145 SF
Lot
2.8 ac (121,796 SF)
Zoning code
RESD.
APN
BREW M:37 B:97
UPID
US38-0056561
Jurisdiction
BREWSTER
Zoning & alternative use
RESD. · Brewster, MA
Zoning RESD. · permitted uses
RESD. · Brewster, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brewster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
RETAIL STORES
Est. value
$940,000
OFFICE BUILDING
Est. value
$935,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
2000
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Lot
2.8 ac
Current owner
From public records · entity-resolved
Plinio A Guglielmetti
Individual
Mailing address
2306 FOX HLS DR, LOS ANGELES, CA 90064-3670
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2021
$1,265,000
Plinio A Guglielmetti
Apicello LLC
Quit Claim Arm's Length For Ne States
$1,012,000 · Cape Cod Five Cents Savings Bank
Apr 6, 2012
—
Delahanty Co LLC
—
Deed Of Trust
related
$890,000 · Camp Wono INC
Jan 28, 2011
$880,000
Delahanty Co LLC
Ich LLC
Grant Deed
—
Nov 20, 2006
—
Ich LLC
—
Deed Of Trust
related
$450,000 · South Shore Cp Bank
Nov 20, 2006
$1
Ich LLC
Karczewski,philomena
Grant Deed
related
—
Oct 2, 2006
$1,100,000
Philomena Karczewski
Melikan,dale A
Grant Deed
—
Jan 30, 2006
—
Dale A Melikan
—
Deed Of Trust
related
$200,000 · National City Bank
Jan 20, 2006
—
Dale A Melikan
—
Deed Of Trust
related
$377,000 · Bank Of America
Nov 12, 2003
—
Janet A Melikan
—
Deed Of Trust
related
$332,900 · Emigrant Mortgage
Oct 22, 2001
—
Janet A Melikan
—
Deed Of Trust
related
$335,000 · Plymouth Savings Bank
Sep 8, 2000
$635,000
Janet A Melikan
Griffin,richard E
Grant Deed
$335,000 · Plymouth 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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