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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Investment properties
127 Padelford St Berkley, MA 02779-1203
Individually Owned
5-yr Hold
Property ID
US38-1591281
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1994
Construction
CONCRETE
Total area
4,368 SF
Lot
17.17 ac (747,925 SF)
Zoning code
R1
APN
BERK M:020.0 B:0019 L:0000.0
UPID
US38-1591281
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
$770k
CAP Approach
CAP
$795k
Comparable Approach
Comparable
$622k
Blend (final)
Blend
$775k
Owner & transaction history
Flo&natalies T · 5 yrs held
Flo&natalies T
since 2021
Last sale
$595,000
7 recorded transactions
Zoning & alternative use
R1 · Berkley, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$775,000
+19.5%
Retail stores
$715,000
+10.1%
Office building
$665,000
+2.6%
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 Berkley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Berkley 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
$755,000
ML approach
$770,000
CAP Approach
CAP Return
Estimation
6%
$860,000
6.5%
$795,000
7%
$735,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$650,000
Current use
AUTO REPAIR, GARAGE
$775,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$715,000
Change: +10% · Conversion: Easy
OFFICE BUILDING
$665,000
Change: +3% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$665,000
Change: +3% · Conversion: Difficult
WAREHOUSE, STORAGE
$580,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±10% · vs last sale $595k (Apr 16 2021)
Last sale anchor
$595k
Apr 16 2021
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
$177 / 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
$13,505
Tax year 2024
Assessed value
$1,084,700
Assessed 2024
Previous assessed
$1,084,700
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$183,400
Assessed improvement
$901,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1994
Construction
CONCRETE
Heating
HOT WATER
Stories
2
Rooms
9
Bathrooms
2
Total area
4,368 SF
Lot
17.17 ac (747,925 SF)
Zoning code
R1
APN
BERK M:020.0 B:0019 L:0000.0
UPID
US38-1591281
Jurisdiction
BERKLEY
Zoning & alternative use
R1 · Berkley, MA
Zoning R1 · permitted uses
R1 · Berkley, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Berkley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$650,000
AUTO REPAIR, GARAGE
Est. value
$775,000
RETAIL STORES
Est. value
$715,000
OFFICE BUILDING
Est. value
$665,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$665,000
WAREHOUSE, STORAGE
Est. value
$580,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1994
Construction
CONCRETE
Heating
HOT WATER
Stories
2
Rooms
9
Bathrooms
2
Lot
17.17 ac
Current owner
From public records · entity-resolved
Flo&natalies T
Individual
Mailing address
127 PADELFORD ST, BERKLEY, MA 02779-1203
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 16, 2021
—
Flo&natalies T
Floriano M Freitas
Quit Claim Deed
related
—
Jun 30, 2003
$595,000
Floriano M Freitas
Macphail,donald T 3rd
Grant Deed
$280,000 · First Federal Savings Bank
Mar 10, 2003
—
Cheryl A Macphail
—
Deed Of Trust
related
$75,000 · Gb Home Equity
Dec 26, 2001
—
Donald T Macphail
—
Deed Of Trust
related
$200,000 · Chase Manhattan Mortgage Corp
Jul 1, 1999
$305,000
Donald T Macphail 3rd
Aguiar,arthur M
Grant Deed
$180,000 · Baystate Mortgage Corp
Jun 11, 1999
$58,000
Arthur M Aguiar
Capuano,robert A
Grant Deed
$48,000 · Zenon Grzybowski
Aug 30, 1996
—
Arthur M Aguiar
—
Deed Of Trust
related
$133,000 · Peoples 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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