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Property profile & analytics
OFF-MARKET
Estimated value
$3,045,000
Investment properties
278 Main St Brockton, MA 02301-5351
Entity Owned
7-yr Hold
Property ID
US38-2479274
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1913
Total area
19,400 SF
Lot
0.23 ac (10,075 SF)
Zoning code
C3
APN
BROC M:111 R:067 S:
UPID
US38-2479274
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
-
Financial Champ Co. by Dr. Ellie Paris Financial Advisor
-
Dr. Ellie Paris Social Bookstore & Ice Cream Cafe (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.39M
Blend (final)
Blend
$3.05M
Owner & transaction history
Triple Peak LLC · 7 yrs held
Triple Peak LLC
since 2019
7 recorded transactions
Zoning & alternative use
C3 · Brockton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.7M
+65.8%
Industrial (general)
$4.4M
+55.9%
Retail stores
$3.1M
+10.1%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,825,000
Current use
AUTO REPAIR, GARAGE
$4,685,000
Change: +66% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,405,000
Change: +56% · Conversion: Moderate
RETAIL STORES
$3,110,000
Change: +10% · Conversion: Easy
WAREHOUSE, STORAGE
$2,265,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$3.05M
Range $2.74M – $3.35M · ±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
$157 / 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
Assessed value
$2,559,200
Assessed 2024
Previous assessed
$2,559,200
+0.0% YoY
Assessed land
$523,600
Assessed improvement
$2,035,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1913
Heating
OIL
Buildings
2
Stories
2
Units
17
Rooms
11
Bathrooms
3
Total area
19,400 SF
Lot
0.23 ac (10,075 SF)
Zoning code
C3
APN
BROC M:111 R:067 S:
UPID
US38-2479274
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C3 · Brockton, MA
Zoning C3 · permitted uses
C3 · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$4.7M
INDUSTRIAL (GENERAL)
Est. value
$4.4M
RETAIL STORES
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$2.3M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
RETAIL STORES
WAREHOUSE, STORAGE
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
1913
Heating
OIL
Stories
2
Buildings
2
Units
17
Rooms
11
Bathrooms
3
Lot
0.23 ac
Current owner
From public records · entity-resolved
Triple Peak LLC
Entity
Mailing address
271 LINCOLN ST STE #5, LEXINGTON, MA 02421-7527
Ownership since
2019
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
May 15, 2019
$2,637,500
Triple Peak LLC
Akash T
Quit Claim Arm's Length For Ne States
$2,082,500 · Eastern Bank
Apr 1, 2015
$1,600,000
Akash T
Main&white LLC
Quit Claim Deed
related
$1,200,000 · Eastern Bank
Oct 26, 2012
—
Main&white LLC
—
Deed Of Trust
related
$1,040,000 · Needham Cp Bank
Jan 27, 2012
—
Main & White LLC
—
Deed Of Trust
related
$225,000 · Needham Cp Bank
Feb 1, 2010
$650,000
Main&white LLC
Lejan RT
Grant Deed
$620,000 · Needham Cp Bank
Apr 16, 2003
—
Lejan RT
—
Deed Of Trust
related
$555,000 · Digital FCU
Mar 4, 2003
$1
Janice A Cumberbatch
Cumberbatch,janice A
Grant Deed
related
—
Oct 16, 2002
—
Janice A Cumberbathc
—
Deed Of Trust
related
$465,000 · Digital FCU
Mar 10, 2000
$340,000
Janice A Cumberbatch
William H Bowie T
Grant Deed
—
Sep 13, 1990
$200,000
Susan RT
276 Main St INC
Grant Deed
—
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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