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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Investment properties
137 Winnifred Rd Brockton, MA 02301-4137
Individually Owned
7-yr Hold
Free & Clear
Property ID
US38-1201609
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Total area
5,520 SF
Lot
0.2 ac (8,756 SF)
Zoning code
C5
APN
BROC M:030 R:080 S:
UPID
US38-1201609
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
$760k
Blend (final)
Blend
$830k
Owner & transaction history
Juliano T Alice J · 7 yrs held
Juliano T Alice J
since 2018
3 recorded transactions
Zoning & alternative use
C5 · Brockton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+65.8%
Industrial (general)
$1.3M
+55.9%
Retail stores
$885,000
+10.1%
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 Brockton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brockton 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$805,000
Current use
AUTO REPAIR, GARAGE
$1,335,000
Change: +66% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,255,000
Change: +56% · Conversion: Moderate
RETAIL STORES
$885,000
Change: +10% · Conversion: Easy
WAREHOUSE, STORAGE
$645,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±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
$150 / 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
Assessed value
$573,000
Assessed 2024
Previous assessed
$573,000
+0.0% YoY
Assessed land
$216,800
Assessed improvement
$356,200
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1930
Heating
STEAM
Buildings
1
Stories
3
Units
1
Rooms
5
Bathrooms
1
Total area
5,520 SF
Lot
0.2 ac (8,756 SF)
Zoning code
C5
APN
BROC M:030 R:080 S:
UPID
US38-1201609
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C5 · Brockton, MA
Zoning C5 · permitted uses
C5 · Brockton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brockton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$805,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES
Est. value
$885,000
WAREHOUSE, STORAGE
Est. value
$645,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
RETAIL STORES
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
1930
Heating
STEAM
Stories
3
Buildings
1
Units
1
Rooms
5
Bathrooms
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
Juliano T Alice J
Individual
Free & Clear · 7 yrs held
Mailing address
17 PEARL RD, WEST BRIDGEWATER, MA 02379-4210
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2018
—
Juliano T Alice J
Beatrice 2
Quit Claim Deed
related
—
Aug 31, 2018
$445,000
Henora Torrey Holdings
Alice J Juliano T
Quit Claim Arm's Length For Ne States
$356,000 · North Easton Savings Bank
Oct 2, 2015
$150,000
Edward J Juliano
Juliano Alice J Trust
Quit Claim Deed
related
—
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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