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Property profile & analytics
OFF-MARKET
Estimated value
$2,310,000
Specialty properties
120 Bay State Dr, Braintree, MA 02184-5205
Individually Owned
3-yr Hold
Free & Clear
Property ID
US38-0597135
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1957
Construction
STEEL FRAME
Total area
9,779 SF
Lot
1.43 ac (62,291 SF)
Zoning code
IND
APN
BRAI M:1033 B:0 L:9N
UPID
US38-0597135
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
-
Union Vision Center Eye Care Center
-
Rotary Club of Braintree Charitable Organization Social Service Agency
-
Frederick Valentine Physician
-
Utility Workers Union-America Advocacy Group
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.15M
Blend (final)
Blend
$2.31M
Owner & transaction history
Pontian Socie Panagia Sou · 3 yrs held
Pontian Socie Panagia Sou
since 2022
Last sale
$2.3M
5 recorded transactions
Zoning & alternative use
IND · Braintree, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.2M
+9.0%
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 Braintree submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Braintree 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
$2,450,000
ML approach
$2,440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$2,890,000
Current use
AUTO REPAIR, GARAGE
$3,150,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$2,870,000
Change: -1% · Conversion: Difficult
RETAIL STORES
$2,865,000
Change: -1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,810,000
Change: -3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,505,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$2.31M
Range $2.08M – $2.54M · ±10% · vs last sale $2.25M (Aug 26 2022)
Last sale anchor
$2.25M
Aug 26 2022
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
$236 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$21,930
Tax year 2023
Assessed value
$1,073,800
Assessed 2024
Previous assessed
$1,073,800
+0.0% YoY
Effective rate
2.04%
On assessed value
Assessed land
$669,600
Assessed improvement
$404,200
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1957
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
3
Bathrooms
9
Total area
9,779 SF
Lot
1.43 ac (62,291 SF)
Zoning code
IND
APN
BRAI M:1033 B:0 L:9N
UPID
US38-0597135
Jurisdiction
BRAINTREE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
IND · Braintree, MA
Zoning IND · permitted uses
IND · Braintree, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Braintree. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$3.2M
OFFICE BUILDING
Est. value
$2.9M
RETAIL STORES
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.5M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1957
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
3
Bathrooms
9
Lot
1.43 ac
Current owner
From public records · entity-resolved
Pontian Socie Panagia Sou
Individual
Free & Clear · 3 yrs held
Mailing address
120 BAY STATE DR, BRAINTREE, MA 02184-5205
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2022
$2,250,000
Pontian Socie Panagia Sou
Bay State Drive RT
Quit Claim Arm's Length For Ne States
—
May 26, 2022
$1,700,000
Bay State Drive RT
Local 369 Utility Workers
Quit Claim Arm's Length For Ne States
$1,190,000 · Newburyport Five Cents Savings Bank
Mar 20, 2009
—
Local 369 Utility Workers
—
Deed Of Trust
related
$750,000 · Richard E Frye
Apr 25, 2002
—
Utility Workers Union
—
Deed Of Trust
related
$600,000 · Richard E Frye
Oct 24, 1997
—
Local 369 Building
—
Deed Of Trust
related
$450,000 · Richard E Frye
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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