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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Investment properties
28 Webster St, Rockland, MA 02370-1700
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0494018
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2005
Construction
FRAME
Total area
10,330 SF
Lot
0.51 ac (22,022 SF)
Zoning code
BUSINE
APN
ROCK M:39 B:0 L:226
UPID
US38-0494018
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
-
PCR Construction Hardware & Home Improvement Interior Design
-
Escola De Ingles High School
-
GO UP Learning Center Inc Training Center Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$800k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$908k
Blend (final)
Blend
$800k
Owner & transaction history
Westbrook Dev Corp · 2 yrs held
Westbrook Dev Corp
since 2024
Last sale
$800,000
7 recorded transactions
Zoning & alternative use
BUSINE · Rockland, 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 Rockland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rockland 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
$800,000
ML approach
$800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$800k
Range $720k – $880k · ±10% · vs last sale $800k (Apr 12 2024)
Last sale anchor
$800k
Apr 12 2024
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
$77 / 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
$14,269
Tax year 2024
Assessed value
$1,014,900
Assessed 2024
Previous assessed
$902,100
+12.5% YoY
Effective rate
1.41%
On assessed value
Assessed land
$181,100
Assessed improvement
$833,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
16
Bathrooms
2
Total area
10,330 SF
Lot
0.51 ac (22,022 SF)
Zoning code
BUSINE
APN
ROCK M:39 B:0 L:226
UPID
US38-0494018
Jurisdiction
ROCKLAND
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
BUSINE · Rockland, MA
Zoning BUSINE · permitted uses
BUSINE · Rockland, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rockland. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
16
Bathrooms
2
Lot
0.51 ac
Current owner
From public records · entity-resolved
Westbrook Dev Corp
Entity
Mailing address
28 WEBSTER ST, ROCKLAND, MA 02370-1700
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2024
$800,000
Westbrook Dev Corp
Old Harbor Realty LLC
Quit Claim Arm's Length For Ne States
$600,000 · Old Harbor Realty LLC
Mar 13, 2019
—
Old Harbor Realty LLC
28 Webster
Quit Claim Deed
related
—
Jan 21, 2014
—
28 Webster RT
Haseotes,george
Quit Claim Deed
related
—
Jun 28, 2013
$645,000
George Haseotes
Jeffrey S Reale
Foreclosure
related
$637,000 · USA Alliance FCU
Jun 18, 2007
—
Jpj RT
—
Deed Of Trust
related
$1,195,967 · Kamco Supply Corp
May 10, 2007
—
Jpj RT
—
Deed Of Trust
related
$151,437 · South Shore Bank
Mar 30, 2006
$1
Jpj RT
Reardon,james F
Grant Deed
—
Mar 30, 2006
—
Jpj RT
—
Deed Of Trust
related
$1,180,000 · USA Alliance FCU
Sep 15, 2005
—
James F Reardon
—
Deed Of Trust
related
$200,000 · June E Delprete
Mar 7, 2005
$400,000
James F Reardon
Egan,kathleen Kelly
Grant Deed
$800,000 · Zeger Corp Pension Trust
Oct 20, 1999
—
Kathleen M Egan
—
Deed Of Trust
related
$28,000 · Cambridgeport Savings Bank
Aug 20, 1993
$144,000
Kathleen Kelly
Broadside INC
Grant Deed
$129,600 · Salem Five Mortgage Corp
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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