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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Turn key restaurants
308 Main St, East Brookfield, MA 01515-1214
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-1052465
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1948
Total area
4,320 SF
Lot
0.56 ac (24,183 SF)
Zoning code
C
APN
EBRO M:0042 B:0130 L:00480
UPID
US38-1052465
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
-
308 Lakeside Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$504k
Blend (final)
Blend
$520k
Owner & transaction history
Lakeside 12 LLC · 12 yrs held
Lakeside 12 LLC
since 2013
6 recorded transactions
Zoning & alternative use
C · East Brookfield, 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 East Brookfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Brookfield 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
RESTAURANT
$815,000
Current use
RETAIL STORES
$680,000
Change: -17% · Conversion: Easy
AUTO REPAIR, GARAGE
$665,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$120 / 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
$9,621
Tax year 2024
Assessed value
$753,400
Assessed 2024
Previous assessed
$699,400
+7.7% YoY
Effective rate
1.28%
On assessed value
Assessed land
$72,200
Assessed improvement
$681,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1948
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
4,320 SF
Lot
0.56 ac (24,183 SF)
Zoning code
C
APN
EBRO M:0042 B:0130 L:00480
UPID
US38-1052465
Jurisdiction
EAST BROOKFIELD
Zoning & alternative use
C · East Brookfield, MA
Zoning C · permitted uses
C · East Brookfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Brookfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$815,000
RETAIL STORES
Est. value
$680,000
AUTO REPAIR, GARAGE
Est. value
$665,000
RESTAURANT Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1948
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Lakeside 12 LLC
Entity
Mailing address
PO BOX 308, EAST BROOKFIELD, MA 01515-0308
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2023
—
Lakeside12 LLC
—
Deed
related
$810,000 · Webster First Federal Credit Union
Nov 4, 2013
$290,000
Lakeside 12 LLC
Merola,marion A
Quit Claim Deed
—
Aug 16, 2004
—
John S Merola
—
Deed Of Trust
related
$35,000 · Spencer Savings Bank Sla
Apr 7, 2004
—
John S Merola
—
Deed Of Trust
related
$25,000 · Spencer Savings Bank Sla
Dec 23, 1998
—
John S Merola
—
Deed Of Trust
related
$185,000 · Webster Five Cents Sav Bank
Oct 23, 1995
—
John S Merola
—
Deed Of Trust
related
$160,000 · Webster Five Cents Sav Bank
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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