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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Office buildings
285-287 Washington St Braintree, MA 02184
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0274103
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1830
Construction
FRAME
Total area
4,597 SF
Lot
0.37 ac (16,174 SF)
Zoning code
RES
APN
BRAI M:2027 B:0 L:6
UPID
US38-0274103
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
$1.66M
Comparable Approach
Comparable
$950k
Blend (final)
Blend
$1.20M
Owner & transaction history
First Realty LLC · 1 yrs held
First Realty LLC
since 2025
7 recorded transactions
Zoning & alternative use
RES · Braintree, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+9.8%
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%
$1,795,000
6.5%
$1,655,000
7%
$1,535,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,350,000
Current use
AUTO REPAIR, GARAGE
$1,480,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$1,345,000
Change: 0% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,175,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±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
$261 / 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
$20,789
Tax year 2024
Assessed value
$1,026,600
Assessed 2024
Previous assessed
$1,026,600
+0.0% YoY
Effective rate
2.03%
On assessed value
Assessed land
$540,900
Assessed improvement
$485,700
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1830
Construction
FRAME
Heating
ELECTRIC
Cooling
YES
Buildings
1
Stories
2
Units
3
Bathrooms
4
Total area
4,597 SF
Lot
0.37 ac (16,174 SF)
Zoning code
RES
APN
BRAI M:2027 B:0 L:6
UPID
US38-0274103
Jurisdiction
BRAINTREE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RES · Braintree, MA
Zoning RES · permitted uses
RES · Braintree, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Braintree. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1830
Construction
FRAME
Heating
ELECTRIC
Cooling
Yes
Stories
2
Buildings
1
Units
3
Bathrooms
4
Lot
0.37 ac
Current owner
From public records · entity-resolved
First Realty LLC
Entity
Mailing address
285 WASHINGTON ST, BRAINTREE, MA 02184-3221
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2025
$1,065,000
First Realty LLC
285 Wa St Braintree LLC
Deed
related
—
Dec 16, 2024
—
Offices At 285 Wa St Brai
—
Deed
related
$255,000 · Option C Properties L
Dec 5, 2024
—
Offices At 285 Wa St Brai
—
Deed
related
$417,000 · Rbmk LLC
Nov 29, 2024
—
285 Washington Street LLC
—
Deed
related
$150,000 · Brian Comer
Oct 6, 2022
—
Offices LLC
—
Deed
related
$632,500 · South Shore Bank
Jan 7, 2019
—
285 Washington Street LLC
—
Deed
related
$100,000 · South Shore Bank
Feb 16, 2018
—
285 Washington Street
—
Deed
related
$250,000 · South Shore Bank
Sep 27, 2012
$50,000
Gerald J Hart
Carger T
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
—
Sep 23, 2008
$1
Offices At 28 Brai LLC
Webster,stephen D
Grant Deed
—
Oct 17, 2005
$650,000
Stephen D Webster
Ventura,ann
Grant Deed
$520,000 · South Shore Bank
Oct 17, 2005
—
Stephen D Webster
—
Deed Of Trust
related
$75,000 · South Shore Bank
Mar 23, 2005
$725,000
Ann Ventura
Slipknot Dev Corp
Deed
$725,000 · Emigrant Funding Corp
Dec 31, 2001
$680,000
Slipknot Dev
Mahoney,eugene J
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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