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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Retail space
21 Elm St Braintree, MA 02184-3270
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0939812
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1920
Construction
FRAME
Total area
4,185 SF
Lot
0.25 ac (10,790 SF)
Zoning code
GBD
APN
BRAI M:2024 B:0 L:20B
UPID
US38-0939812
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
-
DWT Woodworking General Contractor Renovation Specialist
-
Greg's BarberShop Barber Shop
-
Southside Tees (Bike/Boat/Book/etc) Store Printing Service
-
Burgo The Barber Barber Shop
-
K & R Investment Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$850k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$493k
Blend (final)
Blend
$760k
Owner & transaction history
Paxtyn LLC · 3 yrs held
Paxtyn LLC
since 2023
Last sale
$718,000
1 recorded transaction
Zoning & alternative use
GBD · Braintree, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+0.2%
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
$765,000
ML approach
$850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,225,000
Current use
OFFICE BUILDING
$1,230,000
Change: +0% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,070,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$760k
Range $684k – $836k · ±10% · vs last sale $718k (Apr 28 2023)
Last sale anchor
$718k
Apr 28 2023
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
$182 / 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
$15,125
Tax year 2024
Assessed value
$746,900
Assessed 2024
Previous assessed
$746,900
+0.0% YoY
Effective rate
2.03%
On assessed value
Assessed land
$420,700
Assessed improvement
$326,200
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
4
Bathrooms
4
Total area
4,185 SF
Lot
0.25 ac (10,790 SF)
Zoning code
GBD
APN
BRAI M:2024 B:0 L:20B
UPID
US38-0939812
Jurisdiction
BRAINTREE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
GBD · Braintree, MA
Zoning GBD · permitted uses
GBD · 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
RETAIL STORES Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES Current
OFFICE BUILDING
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
1920
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
4
Bathrooms
4
Lot
0.25 ac
Current owner
From public records · entity-resolved
Paxtyn LLC
Entity
Mailing address
21 ELM ST, BRAINTREE, MA 02184-3270
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2023
$718,000
Paxtyn LLC
Claire D Fink
Quit Claim Arm's Length For Ne States
$560,000 · Fall River Five Cents Savings Bank
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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