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Property profile & analytics
OFF-MARKET
Investment properties
13 Central St Brookfield, MA 01506
Individually Owned
1-yr Hold
Property ID
US38-0983156
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1870
Construction
BRICK
Total area
1,632 SF
Lot
0.13 ac (5,445 SF)
Zoning code
RR
APN
BROO M:006C B:0001 L:01570
UPID
US38-0983156
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
Patrick Sadlon · 1 yrs held
Patrick Sadlon
since 2024
Last sale
$320,000
7 recorded transactions
Zoning & alternative use
RR · 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 Brookfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$4,137
Tax year 2024
Assessed value
$272,200
Assessed 2024
Previous assessed
$272,200
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$26,400
Assessed improvement
$245,800
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
1870
Construction
BRICK
Heating
ELECTRIC
Buildings
1
Stories
3
Units
1
Rooms
9
Bathrooms
1
Total area
1,632 SF
Lot
0.13 ac (5,445 SF)
Zoning code
RR
APN
BROO M:006C B:0001 L:01570
UPID
US38-0983156
Jurisdiction
BROOKFIELD
Zoning & alternative use
RR · Brookfield, MA
Zoning RR · permitted uses
RR · Brookfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brookfield. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1870
Construction
BRICK
Heating
ELECTRIC
Stories
3
Buildings
1
Units
1
Rooms
9
Bathrooms
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Patrick Sadlon
Individual
Mailing address
13 CENTRAL ST, BROOKFIELD, MA 01506
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Aug 15, 2024
$320,000
Patrick Sadlon
Alexandria Birri
Quit Claim Arm's Length For Ne States
$256,000 · Guild Mortgage Co
Aug 15, 2024
—
Alexandria Birri
R & L Property Invest LLC
Correction Deed
related
—
Mar 24, 2023
$276,000
Alexandra R Birri
R & L Property Invest LLC
Quit Claim Arm's Length For Ne States
$271,000 · Prestige Home Mortgage LLC
Mar 31, 2022
$121,850
R&l Property Invest LLC
Pro Home Buyers LLC
Quit Claim Arm's Length For Ne States
$154,873 · Commercial Lender LLC
Jul 30, 2021
$105,000
Pro Home Buyers LLC
David E Macdonald
Quit Claim Arm's Length For Ne States
$85,000 · Bluedog Capital Partners LLC
Feb 3, 1998
$45,000
David E Macdonald
Caron,donald R
Grant Deed
$33,750 · N Brookfield Savings Bank
Apr 16, 1987
—
Donald R Caron
—
Deed Of Trust
related
$60,000 · Southbridge Cu
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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