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Property profile & analytics
OFF-MARKET
Estimated value
$5,020,000
Retail space
220 Wood Rd Braintree, MA 02184-2408
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US38-0944596
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1965
Construction
STEEL FRAME
Total area
35,840 SF
Lot
2 ac (87,120 SF)
Zoning code
HBD
APN
BRAI M:2053B B:0 L:1F
UPID
US38-0944596
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
-
Widowmaker Brewing Production Facility Brewery & Distillery
-
Pure Hockey Sports Field & Court (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.74M
Blend (final)
Blend
$5.02M
Owner & transaction history
Wasa LLC · 13 yrs held
Wasa LLC
since 2013
7 recorded transactions
Zoning & alternative use
HBD · Braintree, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this district is to provide highway business uses
Zone name
Highway Business
General category
COMMERCIAL
Zone area
942.14 ac
Source
Realmo
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.02M
Range $4.52M – $5.52M · ±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
$140 / 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
$89,649
Tax year 2024
Assessed value
$4,427,100
Assessed 2024
Previous assessed
$4,427,100
+0.0% YoY
Effective rate
2.03%
On assessed value
Assessed land
$2,265,100
Assessed improvement
$2,162,000
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
1965
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Bathrooms
9
Total area
35,840 SF
Lot
2 ac (87,120 SF)
Zoning code
HBD
APN
BRAI M:2053B B:0 L:1F
UPID
US38-0944596
Jurisdiction
BRAINTREE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
HBD · Braintree, MAZoning HBD · permitted uses
HBD · Braintree, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this district is to provide highway business uses
Zone name
Highway Business
General category
COMMERCIAL
Zone area
942.14 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1965
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Bathrooms
9
Lot
2 ac
Current owner
From public records · entity-resolved
Wasa LLC
Entity
Mailing address
100 COACH RD, GUILFORD, VT 05301-8096
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2019
—
Wasa LLC
—
Deed
related
$300,000 · Eastern Bk
Nov 21, 2018
—
Wasa LLC
—
Deed
related
$2,000,000 · Eastern Bk
Mar 1, 2013
$1
Wasa LLC
220 Wood Road Nt
Grant Deed
related
—
Dec 10, 2012
—
220 Wood Road Nt
—
Deed Of Trust
related
$150,000 · Gary Needham
Aug 25, 2011
—
220 Wood Road Nt
—
Deed Of Trust
related
$1,500,000 · Gary Needham
Dec 20, 2002
—
220 Wood Road Nt
—
Deed Of Trust
related
$1,585,000 · Compass Bank For Savings
Jun 30, 1995
$1,300,000
Warren E Collins 3rd
Warren E Collins Co
Grant Deed
related
$1,040,000 · Bankboston Development Co LLC
Jul 22, 1988
—
Collins Warren E INC
—
Deed Of Trust
related
$1,750,000 · South Shore Bank
—
—
Wasa LLC
—
Deed Of Trust
related
$2,000,000 · Eastern Bk
—
—
Wasa LLC
—
Deed Of Trust
related
$300,000 · Eastern Bk
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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