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Property profile & analytics
OFF-MARKET
Specialty properties
270 Grn St, Brockton, MA 02301-3682
Individually Owned
3-yr Hold
Property ID
US38-2244191
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1890
Total area
3,732 SF
Lot
0.11 ac (4,948 SF)
Zoning code
R3
APN
BROC M:051 R:068 S:
UPID
US38-2244191
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Father Bills&mainspr · 3 yrs held
Father Bills&mainspr
since 2022
Last sale
$740,000
7 recorded transactions
Zoning & alternative use
R3 · 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 2023Property tax & assessments
Tax year 2023
Tax billed
$8,223
Tax year 2023
Assessed value
$618,500
Assessed 2024
Previous assessed
$618,500
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$134,300
Assessed improvement
$484,200
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1890
Heating
STEAM
Buildings
1
Stories
3
Units
3
Rooms
15
Bathrooms
3
Total area
3,732 SF
Lot
0.11 ac (4,948 SF)
Zoning code
R3
APN
BROC M:051 R:068 S:
UPID
US38-2244191
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
R3 · Brockton, MA
Zoning R3 · permitted uses
R3 · 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
1890
Heating
STEAM
Stories
3
Buildings
1
Units
3
Rooms
15
Bathrooms
3
Lot
0.11 ac
Current owner
From public records · entity-resolved
Father Bills&mainspr
Individual
Mailing address
430 BELMONT ST, BROCKTON, MA 02301-4921
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
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2022
$740,000
Father Bills&mainspr
Florence Street LLC
Quit Claim Arm's Length For Ne States
$3,000,000 · Eastern Bank
Nov 10, 2020
—
Florence St LLC
—
Deed
related
$693,000 · Dedham Institution For Savings
Mar 14, 2018
—
Florence Street LLC
—
Deed
related
$80,000 · Equitable Cooperative Bank
Jan 2, 2018
—
Florence Street LLC
—
Deed
related
$277,500 · Equitable Cooperative Bank
Aug 28, 2012
—
Capital RT
—
Deed Of Trust
related
$100,000 · Sd Corp
May 24, 2011
—
Edward Campbell
—
Deed Of Trust
related
$50,000 · Sd Corp
Nov 16, 2009
$1
Edward Campbell
Campbell,kathleen
Grant Deed
related
—
Sep 1, 2009
$1
Kathleen Campbell
Campbell,edward
Grant Deed
related
—
Jun 19, 2009
$100,000
Edward Campbell
Fmwf T
Grant Deed
$100,000 · Ferdie LLC
Jun 19, 2009
$1
Csc T Co Of Delaware Tr
Lamando,stephen M
Grant Deed
—
Oct 24, 2008
$1
T Fmwf
Lamando,steve
Grant Deed
—
Jun 28, 2007
$308,524
Nomura Credit&capital INC
Papathanasio,evangelos
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
—
Dec 21, 2005
$395,000
Evangelos Papathanasion
Francesca Ambroise
Deed
$316,000 · Slm Financial Corp
Jul 24, 2003
—
Francesca Ambroise
—
Deed Of Trust
related
$277,950 · Northside Mortgage Group
Aug 21, 2001
—
Francesca Ambroise
—
Deed Of Trust
related
$200,000 · United Airlines FCU
Jan 31, 2000
—
Francesca Ambroise
—
Deed Of Trust
related
$120,000 · Old Kent Mortgage Co
Mar 26, 1998
$85,900
Francesca Ambroise
Potashnick,margaret
Grant Deed
$68,000 · Assurance Mortgage
Oct 22, 1991
$67,900
Margaret Potashnick
Fnma
Grant Deed
$61,110 · Federal National Mortgage Assn
Oct 7, 1991
$64,800
Northeastern Mtg Co
Her,dang
Grant Deed
related
—
Oct 2, 1989
—
Dang Her
—
Deed Of Trust
related
$177,500 · Northeastern Mortgage Co
Oct 5, 1988
—
Dang Her
—
Deed Of Trust
related
$18,000 · Zwi Kohorn
Oct 4, 1988
$201,000
Her Dang
Brown,gregory L
Grant Deed
$150,000 · Citicorp Mortgage INC
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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