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Property profile & analytics
OFF-MARKET
Estimated value
$1,020,000
Residential income homes
220 Main St Brockton, MA 02301-3925
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0839498
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1900
Total area
5,959 SF
Lot
0.58 ac (25,435 SF)
Zoning code
C2
APN
BROC M:094 R:015 S:
UPID
US38-0839498
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
$910k
CAP Approach
CAP
$1.40M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.02M
Owner & transaction history
220 North Main St Rlty · 3 yrs held
220 North Main St Rlty
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
C2 · Brockton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+95.2%
Medical building
$965,000
+83.9%
Auto repair, garage
$960,000
+83.3%
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
$910,000
CAP Approach
CAP Return
Estimation
6%
$1,515,000
6.5%
$1,400,000
7%
$1,300,000
Alternative Use
Use
Estimation
RESTAURANT
$1,025,000
Change: +95% · Conversion: Difficult
MEDICAL BUILDING
$965,000
Change: +84% · Conversion: Moderate
AUTO REPAIR, GARAGE
$960,000
Change: +83% · Conversion: Difficult
OFFICE BUILDING
$775,000
Change: +48% · Conversion: Moderate
RETAIL STORES
$770,000
Change: +47% · Conversion: Difficult
COMMERCIAL (GENERAL)
$765,000
Change: +46% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$760,000
Change: +45% · Conversion: Difficult
Blend value · Realmo final
$1.02M
Range $918k – $1.12M · ±10% · vs last sale $1.10M (Jul 28 2022)
Last sale anchor
$1.10M
Jul 28 2022
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
$171 / 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
$10,933
Tax year 2024
Assessed value
$909,600
Assessed 2024
Previous assessed
$909,600
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$116,900
Assessed improvement
$792,700
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1900
Heating
STEAM
Buildings
1
Stories
3
Units
17
Rooms
18
Bathrooms
4
Total area
5,959 SF
Lot
0.58 ac (25,435 SF)
Zoning code
C2
APN
BROC M:094 R:015 S:
UPID
US38-0839498
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Brockton, MA
Zoning C2 · permitted uses
C2 · 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
RESTAURANT
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$965,000
AUTO REPAIR, GARAGE
Est. value
$960,000
OFFICE BUILDING
Est. value
$775,000
RETAIL STORES
Est. value
$770,000
COMMERCIAL (GENERAL)
Est. value
$765,000
INDUSTRIAL (GENERAL)
Est. value
$760,000
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1900
Heating
STEAM
Stories
3
Buildings
1
Units
17
Rooms
18
Bathrooms
4
Lot
0.58 ac
Current owner
From public records · entity-resolved
220 North Main St Rlty
Individual
Mailing address
240 JAMAICAWAY, JAMAICA PLAIN, MA 02130-1738
Ownership since
2022
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
Jul 28, 2022
$1,100,000
220 North Main St Rlty
220 North Main Street RT
Quit Claim Arm's Length For Ne States
$825,000 · Sharon And Crescent United Credit U
Dec 8, 2010
$1
Matta,herbert P Tr
Matta,herbert P
Grant Deed
—
Dec 8, 2010
—
Matta,herbert P Tr
—
Deed Of Trust
related
$275,000 · Rockland Trust Co
Aug 19, 2005
—
Herbert P Matta
—
Deed Of Trust
related
$200,000 · Rockland Trust Co
Jan 28, 2000
—
Herbert P Matta
—
Deed Of Trust
related
$150,000 · Rockland Trust Co
Dec 1, 1997
—
Herbert Matta
—
Deed Of Trust
related
$5,000 · Avon Cooperative Bank
—
—
220 North Main St Realty Trust
—
Deed Of Trust
related
$345,000 · Crescent 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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