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Property profile & analytics
OFF-MARKET
Retail space
238 Frst Ave, Brockton, MA 02301-5950
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1508137
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1920
Total area
2,016 SF
Lot
0.15 ac (6,399 SF)
Zoning code
R2
APN
BROC M:068 R:133 S:
UPID
US38-1508137
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
-
Brockton Market & Deli Grocery & Convenience Store
-
Red Apple Food Shop Grocery & Convenience Store Food Market
-
Western Union Bank Credit Union
-
LibertyX Bitcoin ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Krishnakant Patel · 3 yrs held
Krishnakant Patel
since 2022
Last sale
$147,000
4 recorded transactions
Zoning & alternative use
R2 · Brockton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$6,450
Tax year 2024
Assessed value
$268,200
Assessed 2024
Previous assessed
$268,200
+0.0% YoY
Effective rate
2.40%
On assessed value
Assessed land
$141,500
Assessed improvement
$126,700
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1920
Heating
NONE
Buildings
1
Stories
1
Rooms
8
Bathrooms
2
Total area
2,016 SF
Lot
0.15 ac (6,399 SF)
Zoning code
R2
APN
BROC M:068 R:133 S:
UPID
US38-1508137
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
R2 · Brockton, MA
Zoning R2 · permitted uses
R2 · 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.
Building & site characteristics
From public records
Year built
1920
Heating
NONE
Stories
1
Buildings
1
Rooms
8
Bathrooms
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Krishnakant Patel
Individual
Mailing address
505 COMMERCIAL ST, BRAINTREE, MA 02184-2026
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2022
—
Krishnakant Patel
Hansa K Patel
Quit Claim Deed
related
$371,000 · Rockland Trust Co
Sep 4, 2003
—
Hansa K Patel
—
Deed Of Trust
related
$175,000 · Rockland Trust Co
Oct 19, 2001
$147,000
Forest Ave T 238
Round The Clock RT
Grant Deed
$45,000 · Accredited Home Lenders
Apr 28, 1989
$175,000
Clock RT Round
Tartaglia,frank C
Grant Deed
$80,000 · Mercantile Bank & Trust Co
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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