Entity Owned
No photos on file
For Sale
Contact for pricing
2 Oakham Rd, North Brookfield, MA 01535
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Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2017
Total area
7,224 SF
Lot
0.99 ac (42,907 SF)
Zoning code
BC
APN
NBFD M:021 B:00083 L:00020
UPID
US38-1460616
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Discount Store
-
Bank Credit Union
-
Postal Service Courier Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$876k
Blend (final)
Blend
$335k
Owner & transaction history
since 2019
3 recorded transactions
Zoning & alternative use
BC · North Brookfield, MA
Zoning description
R-30 (open) 30,000 150 50 15 (f) 30 (f) 2.5 35 20 R-30 rear lot 120,000 40 (g) 100 100 100 2.5 35 5 Residence R-66 (Rural) 66,000 250 60 25 (f) 40 (f) 2.5 35 15 R-66 rear lot 200,000 40 (g) 100 100 100 2.5 35 5 Business…
General category
COMMERCIAL
Top alternative use upside
Restaurant
$1.4M
+20.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$335k
Value range
$302k – $369k
±10% around blend
Estimated value / SF
$46 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
60
$302k
blend $335k
$369k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,224 SF
Lot area
0.99 ac
Year built
2017
Stories
1
APN
NBFD M:021 B:00083 L:00020
Zoning
BC
Assessed value
$634,500
Annual tax
$8,331
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$473k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.2 mi away · 6,863 SF
19.3 mi away · 6,222 SF
19.7 mi away · 7,010 SF
24.2 mi away · 6,000 SF
24.5 mi away · 8,928 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$335k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 292 sales
$157
-70%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $46/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+20%
vs current-use indication
Retail Stores · current use
Auto Repair, Garage
Office Building
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Professional plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$634k
Move the market yield to see immediate price impact.
Value / SF
$88
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$40k
$799k
$571k
$444k
$44k
$888k
$634k
$494k
$49k
$977k
$698k
$543k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$575k
13.1 mi · Sep 2025 · $110/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$8,331
Tax year 2024
Assessed value
$634,500
Assessed 2024
Previous assessed
$634,500
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$93,700
Assessed improvement
$540,800
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
2017
Heating
NONE
Stories
1
Units
1
Total area
7,224 SF
Lot
0.99 ac (42,907 SF)
Zoning code
BC
APN
NBFD M:021 B:00083 L:00020
UPID
US38-1460616
Jurisdiction
NORTH BROOKFIELD
Zoning & alternative use
BC · North Brookfield, MAZoning BC · permitted uses
BC · North Brookfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
R-30 (open) 30,000 150 50 15 (f) 30 (f) 2.5 35 20 R-30 rear lot 120,000 40 (g) 100 100 100 2.5 35 5 Residence R-66 (Rural) 66,000 250 60 25 (f) 40 (f) 2.5 35 15 R-66 rear lot 200,000 40 (g) 100 100 100 2.5 35 5 Business…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2017
Heating
NONE
Stories
1
Units
1
Lot
0.99 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
BC
COMMERCIAL
Jurisdiction
North Brookfield, MA
Recorded code
BC
Official district
BC
Official district profile
What the municipal code says about BC
Zoning description
R-30 (open) 30,000 150 50 15 (f) 30 (f) 2.5 35 20 R-30 rear lot 120,000 40 (g) 100 100 100 2.5 35 5 Residence R-66 (Rural) 66,000 250 60 25 (f) 40 (f) 2.5 35 15 R-66 rear lot 200,000 40 (g) 100 100 100 2.5 35 5 Business…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for BC in North Brookfield, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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