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Property profile & analytics
OFF-MARKET
Retail space
302 Upas Rd, Brewster, MA 02631-1828
Individually Owned
19-yr Hold
~
Est. High Equity
Property ID
US38-1340970
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
FRAME
Total area
2,526 SF
Lot
1.01 ac (44,213 SF)
Zoning code
COMM H
APN
BREW M:76 B:28
UPID
US38-1340970
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
-
ACK Gioia Cafe & Coffee Shop
-
Rail Trail Bike & Kayak Rentals Cycling Facility (Bike/Boat/Book/etc) Store
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
Liberty Gold RT · 19 yrs held
Liberty Gold RT
since 2006
7 recorded transactions
Zoning & alternative use
COMM H · Brewster, 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 Brewster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brewster 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
$2,981
Tax year 2024
Assessed value
$437,700
Assessed 2024
Previous assessed
$437,700
+0.0% YoY
Effective rate
0.68%
On assessed value
Assessed land
$243,100
Assessed improvement
$194,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
2,526 SF
Lot
1.01 ac (44,213 SF)
Zoning code
COMM H
APN
BREW M:76 B:28
UPID
US38-1340970
Jurisdiction
BREWSTER
Zoning & alternative use
COMM H · Brewster, MA
Zoning COMM H · permitted uses
COMM H · Brewster, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brewster. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
1.01 ac
Current owner
From public records · entity-resolved
Liberty Gold RT
Individual
Mailing address
PO BOX 1109, BREWSTER, MA 02631-7109
Ownership since
2006
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
Feb 9, 2026
—
Rail Trail RT
—
Deed
related
$250,000 · Cape & Coast Bank
Nov 5, 2007
—
Daniel R Poitras
—
Deed Of Trust
related
$60,000 · Cape Cod Five Cent Bank
Jul 19, 2006
$1
Liberty Gold RT
Rail Trail RT
Grant Deed
—
Sep 16, 2004
$1
Daniel Poitras
Poitras,daniel
Grant Deed
related
—
May 14, 2003
—
Daniel Poitras
—
Deed Of Trust
related
$294,000 · Equity One INC
Apr 25, 2001
$300,000
Daniel Poitras
Five Js Rlty INC
Grant Deed
$195,000 · Interbay Funding LLC
Apr 25, 2001
—
Daniel Poitras
—
Deed Of Trust
related
$90,000 · Zenon Grzybowski
Aug 11, 1992
$150,000
Five J Realty INC
Rantoul Dev Corp
Grant Deed
$180,000 · Thomas M Sykes
Aug 11, 1992
$80,000
Five J Realty INC
Jamiel,joseph A JR
Grant Deed
—
Mar 16, 1992
$171,000
Rantoul Dev Corp
Poitras,norman J
Grant Deed
—
Apr 5, 1989
$115,000
Joseph A Jamiel JR.
Gomes,peter F
Grant Deed
—
Mar 2, 1988
$200,000
Norman J Poitras
Hanlon,stephen R
Grant Deed
$185,000 · Bankboston Development Co LLC
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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